By John Lam Uncategorized 0 Comments

Misery water seepage sources – Annoying water dripping in the middle of living area

Again , again and again, the water seepage investigation demands a highly complex analysis to both in-situ environment and desk study. The case presented here has been left unresolved over 2 years before GBE was called on board and finally took the issue to the end.

 

The annoying water dripping in middle of living area.

The building is a 4 storey house. It is generally deemed a luxury town house in Hong Kong. A water damp appeared on the ceiling of ground level where is the living area for family gathering. The damp worsened onward and started water dripping everytime the heavy rainfall happened. The seepage spot is about 8m away from the external wall. It became very misery where the water came.

Don’t undermine the importance of desk study 

Having reviewed the layout plan, structural plan, decoration record photos and some maintenance history, we have considered a few possible sources which might be attributed to the water seepage. Following with the desk study, we took the site inspection firstly to verify the information obtained from desk study, to survey any other information which were not found in desk study. This really demanded a lot of professional call because those items outside the desk study were also very tricky.

Patient is important – Elimination Method with “Right” Testing

With reference to many literature , the way to identify the water seepage sources is “Elimination”. We have to establish the few possible sources and apply the “Right” testing to verify the assumption. This needs some experience together with the professional judgement. Sometimes , the site condition can render some cues for this judgement. In this case , we have done the survey to window , external wall, roof and some interior fitting out. The condition of window suggested its good and fair condition while the rain outlet at the roof and the skirting at the roof have found not properly done. We thus started the pooling test to the roof.

Judgement Call for the possible seepage path

With the aid of fluorescent liquid, the pool of liquid is prepared and stayed for 48 hours. Followed to this , we then applied the UV torch for tracing the “possible path” . Again, the “possible path” demanded a lot of imagination , but we found the cues in the record photos. We found that the conduit were laid in the recessed chase formed on the floor level. It could be pathway for water running.

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We found the seepage and fix it 

By John Lam Asset Enhancement • Building Law • Design • Uncategorized 0 Comments

Make Use of Verandah in High Rise Buildings for Fire Safety Aspect

The impact of Fire Safety Code in Hong Kong

The fire safety code has experienced a few rounds of reform. The most influential reform we opined was the code published in 1996 and also the code in 2011. While there are many honorable peers have shared the view to both code applicable in Hong Kong, GBE found one interesting HK-unique escape staircase arrangement which have been prevailing in 2 decades ago. This the verandah space intercepting between the apartment units and the requirement staircase (usually scissor-type)

 

Verandah Space being merged 

This verandah space was a space designed in half-open to the external air. The space is connecting between the staircase and the apartment unit through the fire-rated doors. Driven by congested space in Hong Kong, some verandah, in this case, has been enclosed by the window and merged to the apartment units. This was deemed to be against the fire safety code or approved plan.

 

GBP for showing the Typical location of the verandah in a domestic unit

The Provision of HK CAP 502

In 2007, the HONG KONG CAP 572 Fire Safety (Buildings) Ordinance has been put into enforcement. The “Purpose Of Ordinance” is cited in clause 2 of Cap 572 and We copied here as follows.

This ordinance is aimed to provide protection from the risk of fire of occupants, users, and visitors to certain kinds of composite buildings and domestic buildings.

The law further explains the requirements including fire service installation and equipment and fire safety construction for different kinds of buildings in its Schedule 1 , 2, and 3 correspondingly. The governing requirements stated clearly is to apply the Code 1996 as the “standard” to satisfy the intention of this Ordinance. Thus, the said “Verandah” enclosure or modification is likely in this radar.

 

What did Code in 1996 talk about the “Verandah”

In our view, there was no direct elaboration to the “veranda” being designed for the intercepting lobby between the required staircase and the unit. From the MOE code 1996 and FRC 1996, there was a few relevant paragraphs which came up eventually the “veranda” application as a protected lobby. Since the author was not the Code writer nor in an authoritative position to comment, this blog of write-up serves to trigger some interesting discussion.

 

The provision of the “Protection” lobby was written in clause 13.5 in MOE 1996 and the design of “Protection lobby” was explained in 11.3 FRC 1996. Nevertheless, the enclosing wall of the Protected lobby was further explained in clause 11.7. Honestly, it was a complex integration of different clauses at different code and could easily lead to various explanation outcomes. This undesirable situation such complex set of codes has been improved in lately 2011 code.

The interpretations of Protected Lobby stated in MOE 1996 Code

The design of “Required staircase and protected lobby” was explained in Clause 11.3 at FRC 1996 Code

The Clause 13.5 in MOE 1996 Code

Indeed, the old 1996 code has remarked very clearly in clause 13.5 MOE 1996 code that “such lobby shall be designed as a common area and an integral part of the staircase so that it could not be readily incorporated as part of any adjacent unit(s) of accommodation” The 1996 code did aware the issue of merging the protection lobby to the private unit. Nevertheless, the complex nature of the set of codes 1996 which led to different explanations may undermine the intention in clause 13.5.

Plan for demonstrating the Verandah between the required staircase and the apartment

Above is another example where the “Veranda” was inserted between the escape staircase and the apartment. Interestingly, the kitchen doors also opened to the verandah. It was believed that this layout configuration is hardly survivable in today’s Code.

By John Lam Asset Enhancement • Building Law • Uncategorized • • • • 0 Comments

Misery of Non-accountable GFA in Existing Building. The road from plain drawings to value-added

GFA is the core asset in real estate

GFA – Gross Floor Area is considered as the core valuable asset in real estate. One of the significant governing regulation to GFA stated in Buildings Ordinance is Building (Planning )Reg 23. The Reg 23 (3)(b) have listed in literal form the areas which can be subject to non-accountable GFA whereas the Reg 23(3)(a) has included all areas within the external of buildings as GFA countable.

The Ordinance allows some accountant GFA in 23(3)(a) becomes considered as non-accountable GFA through the power vested to Buildings Authority by section 42 of Buildings Ordinance and explained by the ADV – 02 (PNAP 30 in former version). Some GFA calculation cases are further complicated by the injection of sustainable development requirements stated in APP 151.

Existing Building GFA vs Regulation 23(a) 

In existing Building which was built in decade ago plus , the control to the non-accountable GFA was relied by Reg 23(3)(b) which generally covered the essential plants / duct / carpark etc. When the landlord wants to review/revamp the existing GFA hoping for unlocking the hidden potential, the latest requirements in 23(3)(a) mentioned before will kick in to the backdrop.

Some areas within the building which had been exempted from accountant GFA in the past may have to re-examine under Reg 23(3)(a) and is assessed in the ADV -02. The interesting but painful point is that some typically exempted in the past may now become accountable unless the modification is granted by BA. In some case, the modification is not straight-forward but under complex assessment such as BEAM requirement in APP 151. Obviously, the latest GFA requirements has blocked the unlock of some potential GFA.

Example showing the effect impact from tightening of GFA assessment

Assuming there is plant room , this plant room is assumed be acceptable by Reg 23(b). The implication of GFA will be manifest because the protected lobby going with the plant room will be exempted. To the contrary, If the said “plant room” is NOT in Reg 23(b), the GFA exemption will be at the stakes. The wall and associated protected lobby solely serving for plant rooms will be subject to the “non-mandatory features”. The area of wall and associated protected lobby will be barred by the overall cap of 10% in paragraph 4 APP 151 for non-mandatory features) . The capping 10% will effect some GFA from non accountable back to accountable.

Case by Case assessment 

Valuable assets in the urban areas are all GFA driven for the best maximization of property value. This is the key driving incentive to closely review and revamp from time to time to unlock the potential hidden GFA in the active asset management.

(Reader is advised to look also other strategies which have been shared in our other blog” of this website)

 

 

 

 

By John Lam Asset Enhancement • Building Technology • Uncategorized • • 0 Comments

Part 1 : Coating materials for Aluminium cladding – Non-Combustibility

From natural anodisation technique to PVF2 coating technique , the aluminium finishing coating has undergone a lot of revolutionary advancement. In recent years, there came with the discussion about “Self-cleaning” of the aluminium coating surface. This is about the coating materials which gives effect to flush its’ surface every time in raining. “Self-cleaning” is indeed a merchants’ name . The behind sciences are varying from among different manufacturer.I have conducted some comparison among some cladding’s surfaces being applied to different “treatment” allegedly claim the self-cleaning properties.  In my small research , some coatings are sheet- applied on the surface of anodised aluminium cladding. Unfortunately, my research (limited online data searching) cannot conclude sheeting-applied one was made up compilable to the Section E clause 10.1 of FS code or as per the BS476 -part 4. Well, many peers have messed up the concept of BS476 – PART 6 / PART 7 which is about spread of fire to BS476 – part 4 which is non-combustibility .

 

There are some testing to confirm “non-combustibility”. The FS code of Hong Kong does a job to cite a reference table E1 to facilitate the conversion between BS and European standard . There are many building in Hong Kong are cladded with aluminium-panel externally , but the lack of attention is paid to its “non-combustibility” requirement. Example like “self-cleaning” sheet lining or coating or spray-paint applied materials and even the fire – ratardard which are applied on external architectural features. The add-on materials on top of the aluminium are sometimes commercially attractive in term of ease of application and its price but to the sacrifice of fire safety.

Fire accident in Grefell Tower, London

Photo : Wing On building in Sheung Wan was reported to have cladded with non-combustible cladding. Source from ejinsight on the pulse ( http://www.ejinsight.com)

In my next blog , I shall explain in details the “self-cleaning” being applied in aluminium cladding.

 

By John Lam Asset Enhancement • Building Technology • Uncategorized • 0 Comments

“Loose of Neutral” in Electrical Circuit in traditional expensive residential apartment

The night scene of Hong Kong is always representing the prosperity and the stunning pictorial attraction for many people . The backdrop of the night scenery is the densely packed high-rise buildings being lit up.

With the air-conditioning became introduced in Hong Kong , some traditional luxury residential development was designed with 3 phases supply to cope with the loading consumption

Effect of Neutral Loss and Over-heat

The 3-phased live wiring is pairing with the neutral wire. The power runs into your apartment through “live” and return through “neutral . There is a defect called “nentral loose” which means the neutral wire loose contact or in bad connection. If there is “neutral loose” , that may be caused by various reasons, there will be abnormal arcing around the point of connection, a flash phenomena or spake fire will be occurred from time to time to heat up the already loose connection point and adversely causing unpredictable loading of electric current passing through the entire circuit. This circuit connects the load side appliance such as air-conditioners, the electronic parts or protection fuses of these electrical appliances may be damaged.

Inspection by Infra-red scanning and WR 2 checking

Unfortunately, it was not always detectable the abnormal heat up around the connection point . I prefer to adopt the infrared thermography scanning technique in my project or my inspection. However, the electrician today prefer to do by visual inspection which in my view may be subjective in some occasion. Our in-house infra-red is E4 model from FLIR. This is not the latest model, but still fit to our general routine checking.

 

 

 

By John Lam Asset Enhancement • Building Technology • Uncategorized 0 Comments

Acoustic performance in Curtain Wall

Curtain wall system is such a complex external envelope of the building . It is more than an enclosure but also to serve to reduce heat gain and sound proof. The evaluation of  heat gain is commonly considered by the amount thermal transfer in the energy unit. Nevertheless , lesser attention is given to the acoustic consideration . Thank to my friend Dr Man and our peers Lixil who shares me one table. The airborne acoustic reduction is considered by STC value which varies as per the glass panes composition and thickness of glass. STC is to measure the degree of decibel reduction. The reduction is further related to the hertz of sound transmission. For easy communication , each composition of glass panes will be assigned the STC value. The interesting observation is that the “laminated glass” is achieving similar STC value compared to similar glass panes thickness of “insulating glass unit”. Furthermore , A 12mm thick single panes can achieve similar STC value to 6+12+6 insulating glass unit. Indeed, there are more consideration to the curtain wall acoustic including the impact-borne sound transmission caused by impact to the mullion or transom . Sometimes, the provision of the noise barrier or the provision of the balcony projecting out from the external facade can help to reflect the unwanted sound such as traffic away.

 

By John Lam Asset Enhancement • Building Law • Building Technology • Uncategorized • • 0 Comments

Coring the rock stratum engineering our pile foundation

Site investigation is a term to cover a lot of aspect about the site. For the Engineer in construction site, it means the process to find out the soil and rock condition. From the project management perspective, we see the most essence is whether the quality control system is working well in place . This control system involves sampling , inspection, recording and counter-check. Although the PNAP has imposed a lot of restrains in the site investigation, the entire controlling mechanism still heavily rely on the professional site staff. The sample taken will be inspected the the engineer. This inspection is to be fed back to the Designer to confirm the design assumption of piling coincide well to what happens on site. This is the feedback loop essentially important in the entire QA process.

I witness the coring process and I can say the coring of soil / rock is not a pleasant job. Sometimes, the sample was damaged in the process, sometimes, the sample was dropped in pieces. Thus , a good sampling and coring process did demand patience by labour, right machine set up, on-site engineer inspection and recording.

 

 

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Revitalizing and unlock the potential in Asset

GBE <> KPDO is teammed to give a touch to turn around the simple corner becomes seductive and eye-catching art piece . Apart from aesthetic pleasure, the new architectural design regenerates the lobby and enables the vertical transportation to the podium levels. The capex and the technical-know-how are low and simple, but the magical effects is profoundly sharp.

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Technical Consideration to Residential units in UK

Real estate development in UK Great Britain.We have recently received a lot of inquiries regarding the UK residential market. Putting aside valuation and rental income for a moment, there are many technical considerations involved when dealing in the UK residential market. On a high level, the HK and UK residential market can be quite similar, such as residential unit layout, headroom, room size, window provision, bathroom design, and apartment provision. Nevertheless, there are many material differences between the two markets that demand caution. For example, the concept of “area” can be confusing from the various ways it is presented, the concept of “Air Rights” similar to that in New York City, the prevalence of historical external facades that are maintained at the owner’s expense, or lifts that may not reach your floor. One interesting thing is that the elevator may not reach your preferred floor. Also , remember the judge leading the Grenfell Tower Inquiry has ruled that the cladding installed on the tower did not comply with building regulations, finding that the polyethylene-cored panels were the “primary cause” of the rapid spread of flames. It can end your building apartment life immediately

One popular way to get into the market is via pre-sale. While pre-sale activities are increasingly common, there is little to no regulation that governs these activities. Some apartments on the market for sale may not even have “planning permission”. Hence, project delivery risks are often underestimated. Meanwhile, some projects are developed in special districts, such as “Business Regeneration Zone”, which may not be well understood by most potential buyers. Moreover, agency activities involving sales of UK property in Hong Kong may not be regulated under the HK legislative framework. Overseas buyers and investors should tread carefully and with guidance from experts.