Source : Channel NewsAsia, Thursday, September 20, 2007
Construction industry players have expressed support for the government’s move to strengthen the building control regulatory framework, but they hope it will not stifle the buoyancy of the construction sector which has picked up in recent years.
While the licensing scheme will weed out fly-by-night companies and raise standards in the construction sector, contractors said the stringent criteria might make it difficult for smaller firms.
They are also concerned about the possible grounds for disciplinary action, which they hope will be more clearly defined.
Desmond Hill, president of Singapore Contractors Association, said: “The issue of revocation of licence or suspension should be more clearly defined and it should not be too wide and all-embracing that for anything and everything, you can be suspended. And I would like the connections to MOM’s (Ministry of Manpower’s) debarment scheme to be de-linked.”
“To me suspension of licence is a serious threat to the company’s operations because it means basically it can’t operate, it can’t construct. When it can’t construct, it can’t bid for jobs,” he added.
Engineers also backed the review on construction practices, and welcomed the involvement of geotechnical experts in the process.
The Building and Construction Authority (BCA) said there are some 55 geotechnical engineers in Singapore, which should be enough to meet local demand.
Industry players said the changes will have an impact on construction cost and duration, even though the increase may be marginal.
However, one of their major concerns is the stiffer punishment that will be meted out for non-compliance.
The BCA said the penalties, which include fines and jail terms, will be doubled under the new legislation.
Chong Kee San, honorary secretary of Singapore’s Institution of Engineers, said: “Additional measures like increasing fines and jail term would not serve its purpose, because this would only deter talented individual from coming into the construction industry and making a career out of it.”
He added that the changes to the building regulations should be sufficient as most construction failures in Singapore arise out of mistakes in judgement rather than gross negligence. - CNA/ac
Friday, September 21, 2007
The Tangled Tales Of En Bloc Sales
Source : TODAY, Friday, September 21, 2007
MPs call for more measures to reduce acrimony, protect elderly as new law passed
ONE described it as a “tangled tale of greed, fear, love and betrayal”. Another likened it to a soap opera with a combustible mix of “squabbling neighbours, legal suits, money — and sometimes lots of it”.
Yesterday, as Parliament passed new laws to regulate en bloc sales which were threatening to get out of hand, Members of Parliament (MPs) expressed concerns over the social repercussion of such deals: How they were breaking up communities and wreaking havoc on the lives of not just Singaporeans but expatriates as well.
Observing that the en bloc trend “seems to bring out the worst in some people”, Tampines GRC MP Irene Ng said she knew of “at least one case where a middle-aged couple divorced as a result of the en bloc sale of their estate”.
Nominated MP Kalyani Mehta cited “heartbroken” older residents forced to cut ties to their homes. “Is it a case of economic gain but social destruction? Whole communities that have been built over decades are literally destroyed overnight,” she said.
The new laws were finalised after a month-long public consultation that threw up over 400 suggestions.
Among others things, the new regime allows a five-day cooling-off period during which an owner can change his mind after signing the collective sale agreement (CSA). The members of the sale committee must also be elected at a general meeting, not just convened freely.
While MPs applauded the legislation — aimed at injecting “transparency and order”, in the words of Law Minister S Jayakumar — the MPs urged the Government to put in place more measures to reduce the acrimony and give more protection to elderly owners living on their own.
Noting the greying population, Ang Mo Kio GRC’s Ellen Lee said: There will be many more elderly Singaporeans living alone without trusted or sound counsel at such critical time when the loss of their homes is imminent.”
While the new laws would require lawyers to explain the CSA terms to every resident, Ms Lee suggested the Government go further by requiring developers to offer a one-for-one exchange — a unit in the new development — to elderly owners.
This would allow such owners to “stay in the same locality … and minimise the trauma of uprooting”, Ms Lee added.
Recognising the many concerns, Prof Jayakumar took on board a handful of MPs’ suggestions while assuring the rest that their feedback could be incorporated in future.
For instance, Ms Kalyani noted, the impasse of blockbuster deals such as Horizon Towers and Gillman Heights has caught many families in a liquidity squeeze possibly running “into millions”.
Hong Kah GRC MP Alvin Yeo’s law firm is representing one of the consortium members which is suing the Horizon Towers majority owners for failing to make a proper sale application. Mr Yeo, a senior counsel, felt that for future en bloc sales, the duties and liabilities of the sale committee should be clearly spelt out.
“Does the committee act an agent, or is its role more akin to a board of directors? Do they owe fiduciary duties and can they be sued?” asked Mr Yeo. Even with the new laws, too much latitude is given to the sale committee, the property agents and the lawyers, he added.
Practices within the property industry must also be better policed, said NMP Siew Kum Hong. He noted that some property agents approach their “regular” surveyors who would blindly approve the methods of apportioning the proceeds, without an independent and critical evaluation.
The en bloc story has turned out to be a tangled tale of greed, fear, love and betrayal, with poignant twists and turns, as some people become rich and elated while others homeless and somewhat depressed. — Tampines GRC MP Irene Ng
Prof Jayakumar said the Law Ministry would look into this. It would also take up the MPs’ suggestions of coming up with a best practices guide and more standardised forms to “assist the practitioners”. This will be discussed with the Strata Titles Board and the Law Society, he added.
But he rejected Ms Kalyani’s suggestion — aimed at deterring fly-by-night investors — of imposing a minimum period of residence of two years before an owner can stand for election to a sale committee.
Doing so, Prof Jayakumar said, would “taint” the intention of anyone who wished to participate in an en bloc sale within two years of residence.
He added that the Government did consider making it mandatory for developers to offer a one-for-one exchange. But there were many practical constraints that could “complicate matters” and bring down the purchase price.
Nevertheless, Prof Jayakumar assured the House that the Law Ministry was not going to “close shop and forget about the en bloc process” after the laws come into effect.
Stressing that the review was an ongoing process, he said the ministry and the relevant agencies would “monitor very closely the operations of these new provisions”.
Said Prof Jayakumar: “It is my hope that they will eradicate, or if not, significantly minimise complaints of harassment, unfairness and lack of transparency. But if it’s necessary to make further amendments, then we have no hesitation to do so.”
MPs call for more measures to reduce acrimony, protect elderly as new law passed
ONE described it as a “tangled tale of greed, fear, love and betrayal”. Another likened it to a soap opera with a combustible mix of “squabbling neighbours, legal suits, money — and sometimes lots of it”.
Yesterday, as Parliament passed new laws to regulate en bloc sales which were threatening to get out of hand, Members of Parliament (MPs) expressed concerns over the social repercussion of such deals: How they were breaking up communities and wreaking havoc on the lives of not just Singaporeans but expatriates as well.
Observing that the en bloc trend “seems to bring out the worst in some people”, Tampines GRC MP Irene Ng said she knew of “at least one case where a middle-aged couple divorced as a result of the en bloc sale of their estate”.
Nominated MP Kalyani Mehta cited “heartbroken” older residents forced to cut ties to their homes. “Is it a case of economic gain but social destruction? Whole communities that have been built over decades are literally destroyed overnight,” she said.
The new laws were finalised after a month-long public consultation that threw up over 400 suggestions.
Among others things, the new regime allows a five-day cooling-off period during which an owner can change his mind after signing the collective sale agreement (CSA). The members of the sale committee must also be elected at a general meeting, not just convened freely.
While MPs applauded the legislation — aimed at injecting “transparency and order”, in the words of Law Minister S Jayakumar — the MPs urged the Government to put in place more measures to reduce the acrimony and give more protection to elderly owners living on their own.
Noting the greying population, Ang Mo Kio GRC’s Ellen Lee said: There will be many more elderly Singaporeans living alone without trusted or sound counsel at such critical time when the loss of their homes is imminent.”
While the new laws would require lawyers to explain the CSA terms to every resident, Ms Lee suggested the Government go further by requiring developers to offer a one-for-one exchange — a unit in the new development — to elderly owners.
This would allow such owners to “stay in the same locality … and minimise the trauma of uprooting”, Ms Lee added.
Recognising the many concerns, Prof Jayakumar took on board a handful of MPs’ suggestions while assuring the rest that their feedback could be incorporated in future.
For instance, Ms Kalyani noted, the impasse of blockbuster deals such as Horizon Towers and Gillman Heights has caught many families in a liquidity squeeze possibly running “into millions”.
Hong Kah GRC MP Alvin Yeo’s law firm is representing one of the consortium members which is suing the Horizon Towers majority owners for failing to make a proper sale application. Mr Yeo, a senior counsel, felt that for future en bloc sales, the duties and liabilities of the sale committee should be clearly spelt out.
“Does the committee act an agent, or is its role more akin to a board of directors? Do they owe fiduciary duties and can they be sued?” asked Mr Yeo. Even with the new laws, too much latitude is given to the sale committee, the property agents and the lawyers, he added.
Practices within the property industry must also be better policed, said NMP Siew Kum Hong. He noted that some property agents approach their “regular” surveyors who would blindly approve the methods of apportioning the proceeds, without an independent and critical evaluation.
The en bloc story has turned out to be a tangled tale of greed, fear, love and betrayal, with poignant twists and turns, as some people become rich and elated while others homeless and somewhat depressed. — Tampines GRC MP Irene Ng
Prof Jayakumar said the Law Ministry would look into this. It would also take up the MPs’ suggestions of coming up with a best practices guide and more standardised forms to “assist the practitioners”. This will be discussed with the Strata Titles Board and the Law Society, he added.
But he rejected Ms Kalyani’s suggestion — aimed at deterring fly-by-night investors — of imposing a minimum period of residence of two years before an owner can stand for election to a sale committee.
Doing so, Prof Jayakumar said, would “taint” the intention of anyone who wished to participate in an en bloc sale within two years of residence.
He added that the Government did consider making it mandatory for developers to offer a one-for-one exchange. But there were many practical constraints that could “complicate matters” and bring down the purchase price.
Nevertheless, Prof Jayakumar assured the House that the Law Ministry was not going to “close shop and forget about the en bloc process” after the laws come into effect.
Stressing that the review was an ongoing process, he said the ministry and the relevant agencies would “monitor very closely the operations of these new provisions”.
Said Prof Jayakumar: “It is my hope that they will eradicate, or if not, significantly minimise complaints of harassment, unfairness and lack of transparency. But if it’s necessary to make further amendments, then we have no hesitation to do so.”
Three Years On, New Safety Laws
Source : TODAY, Friday, September 21, 2007
Stiffer building rules, penalties doubled
THREE years after the Nicoll Highway collapse, laws to tighten safety standards at work sites have been approved by Parliament.
Many of the changes to the amended Building Control Act were based on recommendations by the Joint Review Committee on Construction Safety, set up in the aftermath of the April 2004 disaster.
The accident, which occurred during tunnelling work on the Circle Line MRT, killed four men. Calling it a “wake-up call for the industry”, Minister of State for National Development Grace Fu said yesterday: “The observation that the incident could have been avoided was most regretful.”
Key amendments included new regulations for temporary earth-retaining structures, the licensing of builders and the mandatory appointment of site supervision teams. Ms Fu said such measures are aimed at “(strengthening) the building control regulatory framework to uplift the professionalism, standards of safety and quality” in construction.
Temporary earth-retaining structures — the type that failed in the Nicoll Highway incident, noted Ms Fu — will be treated like permanent works, and specialist engineers must be roped in to design, construct and review them.
Specialist engineers will also be required for underground building works. These included all excavations deeper than 6m, tunnelling works of more than 2m in diameter, and prescribed foundation works for buildings taller than 30 storeys.
Penalties for contravening the Act were also doubled. For example, a person may now be jailed for two years and/or fined $200,000 for conducting construction work without a permit.
But Ms Lee Bee Wah, MP for Ang Mo Kio GRC, urged the Government to do the opposite and “abolish the jail term totally”.
Ms Lee, a qualified Professional Engineer, said many people have concerns about working in the construction industry.
“Enhancing jail terms will send a wrong and negative signal to those who may harbour any ambitions to be an engineer,” she argued.
Ms Fu said the authorities had to ensure the severity of offences and penalties were “consummate with one another”.
Hong Kong, California and New York have similar jail sentences for building safety offences.
Rather than dissuading people from joining the industry, she said such deterrent penalties would help “weed out the black sheep” and “increase the trust society has in the profession”.
The construction industry contributes to 4 per cent of Singapore’s Gross Domestic Product, and is expected to “expand strongly” with demand projected to reach up to $22 billion this year.
Ms Fu said the Building and Construction Authority would continue to work closely with stakeholders, adding: “The proposed amendments will not only enhance building and control safety, but also develop the industry to greater heights.”
Stiffer building rules, penalties doubled
THREE years after the Nicoll Highway collapse, laws to tighten safety standards at work sites have been approved by Parliament.
Many of the changes to the amended Building Control Act were based on recommendations by the Joint Review Committee on Construction Safety, set up in the aftermath of the April 2004 disaster.
The accident, which occurred during tunnelling work on the Circle Line MRT, killed four men. Calling it a “wake-up call for the industry”, Minister of State for National Development Grace Fu said yesterday: “The observation that the incident could have been avoided was most regretful.”
Key amendments included new regulations for temporary earth-retaining structures, the licensing of builders and the mandatory appointment of site supervision teams. Ms Fu said such measures are aimed at “(strengthening) the building control regulatory framework to uplift the professionalism, standards of safety and quality” in construction.
Temporary earth-retaining structures — the type that failed in the Nicoll Highway incident, noted Ms Fu — will be treated like permanent works, and specialist engineers must be roped in to design, construct and review them.
Specialist engineers will also be required for underground building works. These included all excavations deeper than 6m, tunnelling works of more than 2m in diameter, and prescribed foundation works for buildings taller than 30 storeys.
Penalties for contravening the Act were also doubled. For example, a person may now be jailed for two years and/or fined $200,000 for conducting construction work without a permit.
But Ms Lee Bee Wah, MP for Ang Mo Kio GRC, urged the Government to do the opposite and “abolish the jail term totally”.
Ms Lee, a qualified Professional Engineer, said many people have concerns about working in the construction industry.
“Enhancing jail terms will send a wrong and negative signal to those who may harbour any ambitions to be an engineer,” she argued.
Ms Fu said the authorities had to ensure the severity of offences and penalties were “consummate with one another”.
Hong Kong, California and New York have similar jail sentences for building safety offences.
Rather than dissuading people from joining the industry, she said such deterrent penalties would help “weed out the black sheep” and “increase the trust society has in the profession”.
The construction industry contributes to 4 per cent of Singapore’s Gross Domestic Product, and is expected to “expand strongly” with demand projected to reach up to $22 billion this year.
Ms Fu said the Building and Construction Authority would continue to work closely with stakeholders, adding: “The proposed amendments will not only enhance building and control safety, but also develop the industry to greater heights.”
Peace On The Horizon?
Source : TODAY, Friday, September 21, 2007
Residents act to end en bloc spat with consortium
AFTER weeks of uncertainty — and a heated two-hour meeting last night — embattled residents of condominium Horizon Towers have decided to extend the deadline of their collective sale to Dec 11.
The move could finally resolve a long-drawn en bloc spat between the majority owners in the condominium and a consortium led by Hotel Properties Limited (HPL).
A seven-member sale committee — with two from the previous committee — was formed last night, ending weeks of disarray after the $500-million sale fell through last month.
“It was a very good meeting … all the votes were unanimous,” said Mr Lim Seng Hoo, chairman of the newly formed committee. “All of us want to honour the contract with HPPL (Horizon Partners Pte Ltd) in good faith.”
The meeting at Raffles Town Club, saw owners of 135 units or their representatives gather in the clubhouse’s auditorium and had been called after a gathering two weeks ago ended in a stalemate.
The residents’ troubles began after the Strata Titles Board refused to grant a collective sale order on the basis of a defective application.
The buyers then sued 17 owners — all of whom were members of the sale committee at one point — for failing to file a proper application. A court hearing was set for Sept 28.
On Sept 8, the remaining sale committee members resigned during a meeting that had been called in order to respond to the lawsuit.
Although there now seems to be a consensus among residents, many of them came to last night’s meeting with different agendas.
Today understands it had been called by majority owners who wanted to change the terms under the collective sale agreement.
Meanwhile, another group made up of about 80 owners was pressing for a resolution to appoint a sales committee as well as a resolution to extent the sale deadline.
Claps and boos rang out during the meeting. But it ended with many happy faces leaving the auditorium.
“At least we got a sales committee going the right way in some direction,” said resident Lawrence Eu. “Nobody likes to be sued. Hopefully everything will be back on track.”
The estate, located in Leonie Hill, comprises two apartment blocks of 173 units in total.
Following the lawsuit initiated by HPL, Morgan Stanley Real Estate and the Qatar Investment Authority, groups of residents reportedly approached the firm and expressed willingness to extend the deadline to avoid a court battle.
In a letter dated Sept 19 from HPL’s lawyers to lawyers for some of the residents, the company said it was willing to adjourn the suit if the deadline was extended.
Residents act to end en bloc spat with consortium
AFTER weeks of uncertainty — and a heated two-hour meeting last night — embattled residents of condominium Horizon Towers have decided to extend the deadline of their collective sale to Dec 11.
The move could finally resolve a long-drawn en bloc spat between the majority owners in the condominium and a consortium led by Hotel Properties Limited (HPL).
A seven-member sale committee — with two from the previous committee — was formed last night, ending weeks of disarray after the $500-million sale fell through last month.
“It was a very good meeting … all the votes were unanimous,” said Mr Lim Seng Hoo, chairman of the newly formed committee. “All of us want to honour the contract with HPPL (Horizon Partners Pte Ltd) in good faith.”
The meeting at Raffles Town Club, saw owners of 135 units or their representatives gather in the clubhouse’s auditorium and had been called after a gathering two weeks ago ended in a stalemate.
The residents’ troubles began after the Strata Titles Board refused to grant a collective sale order on the basis of a defective application.
The buyers then sued 17 owners — all of whom were members of the sale committee at one point — for failing to file a proper application. A court hearing was set for Sept 28.
On Sept 8, the remaining sale committee members resigned during a meeting that had been called in order to respond to the lawsuit.
Although there now seems to be a consensus among residents, many of them came to last night’s meeting with different agendas.
Today understands it had been called by majority owners who wanted to change the terms under the collective sale agreement.
Meanwhile, another group made up of about 80 owners was pressing for a resolution to appoint a sales committee as well as a resolution to extent the sale deadline.
Claps and boos rang out during the meeting. But it ended with many happy faces leaving the auditorium.
“At least we got a sales committee going the right way in some direction,” said resident Lawrence Eu. “Nobody likes to be sued. Hopefully everything will be back on track.”
The estate, located in Leonie Hill, comprises two apartment blocks of 173 units in total.
Following the lawsuit initiated by HPL, Morgan Stanley Real Estate and the Qatar Investment Authority, groups of residents reportedly approached the firm and expressed willingness to extend the deadline to avoid a court battle.
In a letter dated Sept 19 from HPL’s lawyers to lawyers for some of the residents, the company said it was willing to adjourn the suit if the deadline was extended.
HDB Launches Coral Spring
Source : TODAY, Friday, September 21, 2007
The Housing and Development Board (HDB) has launched a new development in Sengkang, called Coral Spring (artist’s impression, above), under the Build-To-Order System.
Up for sale are 698 units of four-room premium flats, which come with full floor finishes and colour-coordinated sanitary fittings. Buyers can also opt for internal timber doors at an additional cost. The indicated price range for the flats is $188,000 to $252,000. Applications close on Oct 9.
Those keen on applying for a flat must have a household income of less than $8,000 a month and satisfy the usual eligibility criteria. Eligible first-timers can apply for the Additional CPF Housing Grant.
Applications can be submitted at the HDB Hub or at any branch office, or online at www.hdb.gov.sg. Those shortlisted will be informed by the end of November, and the selection exercise commences in December. The HDB will assess the take-up rate before deciding to call the building tender. If the project meets the desired take-up rate and proceeds for tender, the HDB will arrange for the applicants to sign the Agreement for Lease.
Interested buyers can view details of the project online or at the HDB Hub. For enquiries, email hdbsales@hdb.gov.sg or call 1800-866 3066 during weekday office hours.
The Housing and Development Board (HDB) has launched a new development in Sengkang, called Coral Spring (artist’s impression, above), under the Build-To-Order System.
Up for sale are 698 units of four-room premium flats, which come with full floor finishes and colour-coordinated sanitary fittings. Buyers can also opt for internal timber doors at an additional cost. The indicated price range for the flats is $188,000 to $252,000. Applications close on Oct 9.
Those keen on applying for a flat must have a household income of less than $8,000 a month and satisfy the usual eligibility criteria. Eligible first-timers can apply for the Additional CPF Housing Grant.
Applications can be submitted at the HDB Hub or at any branch office, or online at www.hdb.gov.sg. Those shortlisted will be informed by the end of November, and the selection exercise commences in December. The HDB will assess the take-up rate before deciding to call the building tender. If the project meets the desired take-up rate and proceeds for tender, the HDB will arrange for the applicants to sign the Agreement for Lease.
Interested buyers can view details of the project online or at the HDB Hub. For enquiries, email hdbsales@hdb.gov.sg or call 1800-866 3066 during weekday office hours.
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