Small Condo Projects More Likely to Score Poorly for Workmanship

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 with significant major defects in the past three years are also required to undergo CONQUAS 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. BCA also assigns band ratings to developers and builders individually.

The authority told The Straits Times 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.

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 on Mountbatten Road, which received a band 5 rating. According to the project’s website, The Carrara comprises six “luxurious semi-detached homes fronted by a marble facade,” each with a mezzanine, attic, pool and lift.

Eric Cheng, founder and chief executive of developer Sevens Group, said CONQUAS certification is considered necessary prior to obtaining the TOP. He added that the score obtained from the CONQUAS assessment does not solely determine the credibility of the developer and should be viewed within the context of the overall evaluation process. The Sevens Group was rated a band 5 developer.

Sekon International’s 33 Devonshire, a 21-unit boutique condo marketed as one “where luxury resides in the heart of the district 9,” was also rated band 5. Oxley Holdings was rated a band 4 developer, with poor scores for six out of a total of 11 projects. Among those 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. However, 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.

NUS provost’s chair professor of real estate Sing Tien Foo explained that small projects 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 said.

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

The Land Sales Disqualification Framework, which took effect on 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. 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.