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Expert: - 9/1/2010


Question
Dear Mr.Zone

I would like to seek your advice on the level of safety of a 19 stories residential condominium which I am planning to purchase.

This particular condominium is in Malaysia, the building was completed 2 years ago and is built on a 20 meter high. Since completion I have noticed cracks repeated on the walls of the building despite effort made by the developer to repair it. I suspect there may be slight shift of the building structure as the railing on a bridge that connecting that building with the building next to it is slightly bend.

I approached the engineer of the developer but I was told the cracks was not structural but I am still vary.

Is it normal to have cracks repeatedly appear on walls of a 2 years old high rise and is the building safe?

Kindly advice. Thank you

Regards
Mey

Answer
Dear Mey Yeng,

I am not familiar with the building codes of Malaysia, but I can assure you, cracks that appear repeatedly are a good indication that the building is settling.  The serious question is: how much settlement was calculated into the structural design and when will that point be met.  I have built many hi-rise buildings that were structurally sound but settled, never-the-less, and cracks appeared.

Will the developer give you some sort of guarantee that the building will not continue to settle and all cracks will be repaired and patched until the settlement stops?  Also you could request a bond be placed on the condominium unit title that will protect your investment in the case of structural failure.  If you have an Attorney, you should discuss this situation with him/her.

The Developer is giving you "lip service" - that is to say, he is telling you what you want to hear.  Is there a governmental agency that oversees and inspects the construction process?  What is their opinion?  You could hire an independent Structural Engineer to review the plans and determine if the design is correct.  That isn't to say that the contractor built it according to plan.  

Again, cracking does not appear for no reason.  Settlement is the usual cause and this may stop soon.  However, structural integrity may  have been jeopardized if the plans were inadequate or not followed.

Please approach this purchase with caution.

I hope this response has been helpful.

Roger Zona
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Roger Zona

Expertise

I am experienced in all types of construction: residential, industrial and commercial; single family, multi-family, mid-rise and high rise buildings (16 story office building) as well as remodeling, additions and tenant improvements. I can field most any question that relates to general construction. I have consulted with infrastructure (utility) contractors also and have a good general knowledge of underground utility construction for subdivisions and commercial projects.

Experience

After college, I began my career in the construction industry. I chose to become an apprentice Architect and 4 yrs later I opened my own architectural design firm. Six years later I moved to Florida to buy & develop land and build. I became a State of Florida Certified General Contractor and operated my business for 45 years. I built all types of residential and commercial buildings including warehouses, shopping centers, high rise apartments and office buildings and developed sites for other contractors. I retired and became a consultant to the construction industry. I maintain my license and continuing education requirements, operate a small construction company and write a weekly newspaper column for the Palm Beach Post (a Cox publication) with the byline "Ask The Contractor". I am the "technical editor" for a publisher of books that relate to home maintenance.

Organizations
Previously - NAHA Currently - FLCA (Florida Licensed Contractors Assoc.)

Publications
Palm Beach Post newspaper - weekly Q & A column Happy Herald monthly real estate publication - monthly column

Education/Credentials
Michigan State University University of Detroit BS in Engineering

Past/Present Clients
I built a home in Palm Beach for a member of the Pulitzer Family. I was responsible for the completion of a twin hi-rise condominium project for G.E. Credit. I was a partner in the successful development of a P.U.D. (Planned Urban Development) subdivision. I represented the largest home builder from France (Bati Service, S.A.) in the development of a subdivision and the design and construction of the homes.

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