RENOVATION, ALTERATION AND ADDITION

Assignment 1

Name: Mok Chi Hong

Class:51309F-4B1
Student Number: 080121547
 Contents

• Introduction

• Background

• Survey Area

• Common Area and Facilities

• Survey Team

• Survey Date

• Survey Method

• Limitations

• Limitation to Access

• Survey Findings

• Recommendations/Suggestions

• Conclusion

• Cost Estimates and Budget

• Programme

Introduction

This A & A assignment 1 project worked about live condition of my

building. This survey included definition survey area and common area, the
location of defects in the building, the type of defects, survey method and how to
improve these problems……etc. This assignment project has been known
current problems in 80s public estate to improve and repair this problems.
 BACKGROUND

The location of live condition of my building is On WO House, Tai WO

Estate. The year of intake of On WO House in 1989, it had 21 years about
property age. The number of blocks of On WO House is 560 and the type of
blocks is New Slab such as On WO House and Heng WO House in Tai WO
Estate. Also, it provides 11 stores covering a wide range of trades such as
stationery store, hairdressing salon and clinic on 3/F.

Floor Plan on 3/F

The flat size of the Saleable Areas (sqm) is about 11.2-34.2. It was suitable
1-4 peoples to live. It had 22 floors (For residential from 4 to 22/F, Office and
Shop from 2 to 3/F). Also, Owners' Corporation was formed in 90s.

On WO House
Survey Area

The survey area of On WO House generally includes “Common Area”.

According to Deed of Mutual Covenant (DMC), Common Area and Facilities
shall mean the areas, systems, devices and facilities of the said land and the
Estate intended for the common use and benefit of the Estate as a whole and not
just any particular part thereof.

According to Deed of Mutual Covenant (DMC), Residential Block

Common Areas and Facilities shall mean and include the structures and
exteriors of the supporting wall, beams and columns, terraces, flat roofs, roofs
and upper roofs of the Residential Blocks, walls, parapet walls, canopies,
entrances, lobbies, fire access, lift lobbies, lifts, lift pits, firemen’s lift, corridors,
staircases, stairways, meter room, transformer rooms, switch rooms, water meter
rooms, pump rooms, flush water and sprinkler pump rooms, refuse chute rooms,
storerooms, security equipment rooms, water tanks, flush water tanks, fresh
water tanks, lights, lighting conductors, fire hydrants and fire hose reels, covered
walkways……..etc.
Common Area and Facilities

Lift

Switch Room
Common Area and Facilities

Fire Hose Reel

Refuse Chute Room

Common Area and Facilities

 Lift Lobby

Corridors

Common Area and Facilities

 Barrier-free access

Covered Walkway on 3/F

Survey Team

For survey team of this assignment, I totally work and complete relating to
information, such as photographs, Deed of Mutual Covenant (DMC), useful
website and notes……etc. As for the repair of defects of On WO House, it was
completed by registered contractors and workers.
 Survey Date

The survey was inspected from 6/10 to 8/10 in On WO House. The scope of the
survey includes external wall, stairways, ceiling, fire hose reels, lift lobbies and
par. The detail of survey date is following the section:

a) External Wall----8/10

b) Stairways-----8/10

c) Ceiling-----8/10

d) Fire Hose Reels-----6/10

e) Lift Lobbies-----6/10

f) Parapet-----8/10

Survey Method

The survey method shall include the following items:

1. External Wall

a) Visual Survey. A rapid scanning of the building with viewing from the
ground level or accessible roof areas using binoculars is carried out to
identify the locations and extent of the typical defects.
b) De-bonding Survey. De-bonding of rendering or potential falling tiles, a
more detailed de-bonding survey may be undertaken to find out the
locations and extents of defects. Test includes Hammer Tapping.
 2. Interior Reinforcement Concrete Structure (Ceiling, beam, stairways……
etc.)

a) Visual Survey. Check any cracks and honeycombs on the surface of

structures. Check any rusting on the surface of structures. Check any
dampness on the surface of ceiling.
b) De-bonding Survey. It may be undertaken to find out the locations and
extents of defects. Test includes Hammer Tapping.

3. Fire Hose Reels

a) Visual Survey. Check the latest inspection date and fire hose reels should
be examined every quarterly. Inspect all fire hose reel, nozzles, valves,
fittings and ensure that they remain intact, not damaged or misused for
other purposes.

4. Lift lobbies and Fire escapes

a) Visual Survey. Check any obstructions such as furniture, bikes and

cabinets in lift lobbies and fire escapes.

5. Electrical Wires

a) Visual Survey. Check the surface of electrical wires whether it exposed.

 Limitations

For the external wall survey limitations is the following condition:

a) Inadequate survey equipment. Inadequate equipment is difficult to

inspect potential condition in the external wall such as interior cracks,
honeycomb and rusting of reinforcement bar in the building.
b) The survey result may not be accurate in visual survey.

For the electrical wires survey limitations is the following condition:

a) Some electrical wires concealed in wall, ceiling and beam.

b) There could not totally inspect a large number of electrical wires by visual
survey.

Limitation to Access

As for Limitation to Access in On WO House, I found some examples to

explain in the following items:
 Switch Room

Refuse Chute Room

Limitation to Access
 Go to Attic before on 22/F (First stairway)

Go to Attic before on 22/F (Second stairway)

Limitation to Access
Water Meter Room

Flush water and Sprinkler pump room

Survey Findings (1)

To survey On WO House building, I found some current defects in the

following section:
The Mosaic tiles of external wall spalling (patch defect)

Survey Findings (1)

Possible Cause of Mosaic tiles of external wall spalling:

a) Insufficient keying at the back of tiles (poor design of tile).

b) Inadequate repair at the external wall.

c) Poor workmanship.

d) Thermal movement
Survey Findings (2)
 Paint peeling on ceiling

Survey Findings (2)

This defect generally found the stairways and lift lobbies on the ceiling.
Possible Cause of Paint Peeling:

a) Poor workmanship.

b) Inadequate inspection and repair.

c) Thermal movement.

Survey Findings (3)

 Exposed and Rusting reinforcement concrete on Parapet

Survey Findings (3)

This defect found up the parapet on 21 floors.

Floor Plan on 4/F to 21/F (Residential)

Possible Cause of Exposed and Rusting reinforcement concrete:

a) Thermal movement.

b) Poor Workmanship.

c) Lack regular inspection and repair.

d) Poor design.

Recommendations/Suggestions

To improve the Mosaic tiles of external wall spalling are as follows:

a) Marking out the defective areas about mosaic tiles.

b) Saw cutting and removal the mosaic tiles.

c) Preparation of existing concrete surface.

d) Apply bond coat.

e) Apply new mosaic tiles.

To improve the Peeling paint are as follows:

a) Shovel to the ceiling peeling paint and plaster.

b) Fine sandpaper then induced smooth grinding.

c) Use the latex paint or lacquer to paint the ceiling.

To improve the exposed and rusting reinforcement concrete are as follows:

a) Marking out the defective areas.

b) Saw cutting to perimeter of repair to avoid feather edges.
c) Cutting out the deterioration concrete.
d) Cleaning existing reinforcement.
 e) Priming the reinforcement.
f) Apply bond coat.
g) Apply patching mortar.

Conclusion

Generally speaking, the type of defects included external wall spalling,

paint peeling, exposed and rusting with reinforcement concrete and cracks on
the surface of wall (internal and external) in On Wo House, Tai Wo Estate. This
defects wasn’t immediately dangerous, but it benefited by regular inspection and
repair.

Cost Estimates and Budget

There was a cost estimate to explain the item of repair works about On WO
House, it included Mosaic tiles repair work, painting, reinforcement concrete
repair work and labour. For the total budget of On WO House repair works, I
estimated about $23190. It included Mosaic tiles repair work (external wall)
$1350, painting $2640, reinforcement concrete repair work $2200 and labour
$17000.

Item Description of Unit Unit Rates Quantity Amount

No. works

1. Mosaic tiles m2 $75.00 18 m2 $1350.00

repair work

2. Painting m2 $66.00 40 m2 $2640.00

3. Reinforcemen m3 $110.00 20m3 $2200.00

t concrete
repair work
4. Labour Daywork $850.00 20Dayworks $17000.00
Total $23190.00

Programme

For the Tender Documents, it included Specifications, Bill of Quantities

and Program of Works. More details are following the section:
a) Specifications

For the Mosaic tiles repair works, I strongly recommended Multi-elements

Decoration Materials Ltd to replace Mosaic tiles in On WO House. Multi-
elements Decoration Materials Ltd provided a lot of materials such as brickwall,
tiles, wood and mosaic…..etc.

For the Painting, I recommended Flower painting to paint in the ceiling. Flower
Painting was more famous brand in Hong Kong. It provides more choice for
painting works such as waterproof painting.

For the Reinforcement concrete repair work, I recommended GRACE

Construction Company to repair reinforcement concrete. GRACE Construction
Company provided more structural repair work and relating repair materials
such as cement, aggregate…..etc.

b) Bill of Quantities

Item Description of Unit Unit Rates Quantity Amount

No. works

1. Mosaic tiles m2 $75.00 18 m2 $1350.00

repair work

2. Painting m2 $66.00 40 m2 $2640.00

3. Reinforcemen m3 $110.00 20m3 $2200.00

t concrete
repair work
4. Labour Daywork $850.00 20Dayworks $17000.00
Total $23190.00
c) Program of Works

Site Survey
↓
Start the repair works
↓
Renovation
↓
Finish the repair works
↓
Inspection

The start date of the repair works: 25 November 2010

The finish date of the repair works: 17 December 2010