BEWARE OF
NON-STANDARD HOMES BEING SOLD IN BRUNEI.
Altho I have long since retired from the real
estate business, I still take an interest in what is happening in the Brunei construction
scene.
A recent change has taken
place in the method of house building in Brunei that I believe all potential
buyers should know about.
Houses have been
constructed of simple bricks and mortar for centuries. You may wonder why new,
more efficient way of building has not been invented. Others systems have been
tried and found inadequate. Houses built by joining concrete slabs together was
tried in the UK for a while but the problems associated with them soon surfaced
and are now costing the owners tens of thousands of pounds to fix.
Now such houses are being built and sold in Brunei.
All the best houses in Brunei
are built of bricks and mortar, but in recent years, a company has started to
build terraced homes by the process known as Processed Reinforced Concrete or
PRC for short.
““It was soon discovered that these PRC
homes suffered from a long term chemical process known as carbonation, a process whereby carbon dioxide
interacting with the concrete changes its composition, so that the protection
of the steel reinforcement would eventually be lost and in due course concrete
PRC homes would become defective. Further issues were found where moisture had
penetrated the original structure, causing the internal steel reinforcement to
rust, this rusting steel would over time expand, cracking the concrete walls
from within.
Whilst the deterioration of the PRC home
is a lengthy process and in many cases the inevitable structural failure would
not occur for some time, there are more than 20 types of PRC homes classified
‘Defective’ under the Housing Defects Act 1984. It is from that evaluation of
the long term issues surrounding PRC homes that the Banks and Building
Societies indicated a reluctance to continue lending on these properties.””
A
home is one of the most important investments that a family can make. It is an
investment not just for the actual buyer but also for his children and grandchildren.
It is important therefore that we should be aware of the pitfalls of these
non-standard homes.
They
are hugely expensive to repair and require highly skilled and specialise repair
not normally available in Brunei. Buyers should know that in the UK banks and
other lenders are reluctant to give loans to buy these houses therefore they
may be very difficult to sell.
““Repairing PRC Houses The PRC repair
process is dependent on the design of each type of home. Typically the process
involves removing the concrete panels completely and rebuilding the structure
with traditional block work and brick. Work is overseen by a structural
engineer who will issue a ‘Certificate of Structural Completion’ when the work
is carried out to their satisfaction. “”
And if the house is a terraced house then the adjoining
property would also have to be repaired at the same time! In addition, the
house adjoining that and so on. Therefore, every homeowner would have to agree
to the expense of repair at the same time. It will readily be seen that this is
not a practical idea.
Problems Encountered
With Concrete Homes
Written
by Jack S. Waverly
http://www.ehow.co.uk/list_6956009_problems-encountered-concrete-homes.html
“”Uneven Surfaces
Uneven surfaces are a problem found in concrete
flooring. Uneven concrete floors cause problems later with installation of
linoleum or hardwood flooring over the concrete. Look for unstable foundations
or improper levelling as the main cause of the uneven floor. Using either
grinding or a patching compound can fix the unevenness if the problem is from
poor levelling. Grinding removes bumps while patching raises low spots; these
two methods are often combined to level the floor. Unstable foundations must be
raised and repaired or rebuilt at the failure site.
Cracking and Scaling
Concrete ages and settles over time. Because of
this process cracks and scaling can occur in both floors and walls. Look for
this problem most often in colder climates where there is a freeze and thaw
cycle. Use of patch compounds can eliminate minor scaling and cracks. More
serious failures such as deep cracks or separated surfaces require rebuilding.
Replacement of the reinforcing steel may be required for more serious cracking.
Mould and Moisture
Concrete absorbs moisture. Because of this fact any
porous materials permanently installed over the concrete can serve as an
environment for mould and pathogens. This includes carpeting, untreated wood
floors and walls, sheetrock and panelling. Use plastic sheeting to create a
vapour barrier between the concrete and the covering material to prevent
moisture build-up.
Environmental
Various environmental problems can occur with
concrete homes. Settlement of the ground underneath the foundation can cause
both floors and walls to crack; these cracks will increase in severity when not
repaired quickly. Poured concrete will fail if frozen within the first 48 hours
causing scaling and severe fractures. Sinkholes in the ground around
foundations will cause uneven weight distribution; this will cause fracturing
along seams and joints. Roots from large brush or trees can push against walls,
foundations or floors; this force against the concrete will cause fractures and
eventual failure.””
Therefore, it is a case of ‘Buyer Beware’. It is very important to
remember that a home is the most important and most expensive purchase most of
us will ever make. For ourselves our children and our grandchildren.
