BEWARE OF NON-STANDARD HOMES BEING SOLD IN BRUNEI.

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.

https://www.reallymoving.com/property-professors/surveying/what-is-a-prc-(prefabricated-reinforced-concrete)

http://prcproperties.co.uk/home

““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.

http://www.cockrams-surveyors.co.uk/blog/testimonials/construction-2/

““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.