Hedges Park (D17, 99 Years Leasehold, Tripartite Developers Pte Ltd)

[osirisv]

Hi all,

After my initial inspection I have decided to hire a professional defect inspector to do a full inspection of our house instead.
They are not cheap (from $680 - $1.3k++) but i feel its gonna be money well spent.

regards,

[osirisv]

Hi all,

this old article is quite enlightening.

especially the part about developer representing owner interest during the 12 month warranty period, this seems like a conflict of interest to me. Shouldn't the warranty get extended by 1 year, to allow elected council members who took over to look at the defects, which developer's management might have "conveniently" overlooked? I.e external facade defects, safety concerns and etc.

Regards

Snippet from The Straits Times
By Tan Hui Yee
Correspondent
[email protected]
SUPPOSE you buy a luxury car one day, which comes with a one-year warranty and a paid chauffeur for that period.
There's not much to complain about, as you zip around town in the cool comfort of the passenger seat. After one year, when you finally get the keys, you realise something is wrong. The brakes are not working, the acceleration is not so smooth.

You head back to the car distributor, but he says: 'Sorry, your warranty period is over.'Condominium owners are faced with this conundrum when they move into their new home.Under the Building Maintenance and Strata Management Act, the developer acts as the management council for the estate in its first year of existence. The developer has to run the estate, manage its fund – including paying maintenance fees for any unsold apartments – and keep proper accounts to hand over to the homeowners when that period is up. The idea is that the homeowners need some time to settle in and get to know each other, before they can take over the running of the estate. They have the option of calling for a general meeting to elect a council earlier if at least 10 per cent of them request for it. Most choose to wait till the 12 months is up. The problem here is that the developer's guarantee also lasts 12 months. Within this standard defects liability period (DLP), developers are obliged to fix – at their own cost – any defects that arise within the apartments, as well as other parts of the estate. Any defect identified after that period risks being classified as a case of 'natural wear and tear'. The homeowners would have to dig into their own pockets to get it fixed.

Far East Organization – one of the largest developers in Singapore – states in response to queries from The Straits Times: 'Our legal obligation in respect of defects rectification ends upon the expiry of the DLP. Calls from purchasers after the expiry of the DLP, are reviewed on a goodwill basis.' Established developers usually hand over to the condos' management corporations a set of warranties from specialist contractors that would last beyond one year. The rooftop waterproofing, for example, usually comes with a 10-year warranty from its contractor.But getting other defects fixed depends on the owners' luck. Honest developers own up to latent defects which surface a good two or three years down the road, and either rectify them or compensate the condo owners.

Bean-counting developers will go by the letter of the law and refuse to budge. They know – just as much as the owners – that if any party goes public about these defects, it could lower the reputation of the condo just as much the developers'. Getting the defects fixed becomes a game of 'who blinks first'.

When it comes to owning condos, it is better to take the drivers' seat early – than live the next few years in regret.

[coolpica]

Hi dear owners, was there supposed to be free electricity and water upon key collection ? I collected my keys last week but only had the free electricity for three days. There was no free water.
Just wish to clarify with your...

Developer only provides free electricity for 3 days, no water is provided. However if u want to test the conditions of your taps, sinks and toilet bowls, u need to make an appt with SP services via phone to turn on the water supply.

[Yuki]

Hi all,

After my initial inspection I have decided to hire a professional defect inspector to do a full inspection of our house instead.
They are not cheap (from $680 - $1.3k++) but i feel its gonna be money well spent.

regards,

Wah serious? Not cheap. I do know of blogger who can help u keep a look out for out of goodwill lar. At least also experienced n offer u reno tips. U just need to write in to ask for availability.

[smellyfish]

make sure you get your own water and electricity and stress test everything. water very impt to test for ponding. leave aircon on for first 3 days. see any damn spot after that

[woodlanbear]

Hi All , after collected keys, do also pick up your units online Booking System Facilities log in ID from the Management Office


As you would need to go online to book the following
Function Rooms (1-2)
BBQ Pits (1 - 6 )
Paddle Boats (1 -2) *Each unit is allowed only 2 hrs per week
Tennis court

However I could not book thru Firefox ....only through IE..

[eggie1961]

Have applied to SP for water and electricity; earliest time they gave me was Friday afternoon. So don't delay. I want to test the water flow before doing a joint inspection. Incidentally, even though electricity was available free for 3 days, my aircon can't be switched on. Same for everyone?

Did a more detailed inspection this morning. Either I'm lucky or else I'm not fussy. Have only a couple of defects; a long scratch on my master bedroom door and a slight gap in one of the parquet tiles. Everything else looks fine except pretty dirty. I don't like the matted parquet; thinking of getting it glossed.

Notice a number of units are already occupied. Wow, these people are fast.

[woodlanbear]

Ya there are scratches on my door too which they already filled up with fillers. Sadly they won't change the whole door.....

During the Joint inspection, you can also arrange for them to fix up your fridge and washer too....and connect your water heaters....as they are not connected yet.

Just say you need it ....if not they will not do it straight away and you will have to come again for another appointment.

[zhaqqie]

hi,

Just to check. After my lawyer release the 25% to developer, do we have to wait for developer to clear the payment of 25% before we collect the key?
Eg my lawyer will release the 25% to developer on 19th Mar, can I arrange to collect key on 23rd or I must still wait for developer side?
Thanks lots

[smellyfish]

hi,

Just to check. After my lawyer release the 25% to developer, do we have to wait for developer to clear the payment of 25% before we collect the key?
Eg my lawyer will release the 25% to developer on 19th Mar, can I arrange to collect key on 23rd or I must still wait for developer side?
Thanks lots

if you pay cash and write a cheque of the 25% to the developer, they would need the cheque to clear. if you are taking a bank loan, the bank will issue a cashier order. the money is considrered received the moment they or their lawyers receive the CO. note, banks normally take about 1 week to process this 25% Cashier order. if you want urgently, need to pay additional processing fee.


For your 6 mth maintenance fee + surveyance fee, likewise if you issue cheque will be slower. if you want to collect keys faster, go bank and get cashier orders. must pay some processing fee though, and you at most speed it up a few days lah

[Minion]

Hi,
I notice that my unit on the 6th floor comes with a half covered balcony. I am not sure what can we do to that since it is exposed to rain and sunshine...anyone has any good suggestion ? is the developer allowing owner to put awning to cover it minimally from rain ?

[akhran]

What is the role of the developer and the construction firm representative during the joint inspection? Are we suppose to convince both what we perceive as defects before they are accepted as such to be rectified?

Thanks.

[osirisv]

Wah serious? Not cheap. I do know of blogger who can help u keep a look out for out of goodwill lar. At least also experienced n offer u reno tips. U just need to write in to ask for availability.

Hi Yuki,

I am sure the blogger you recommend is great.

The company we hired are certified and has an array of Non destructive inspection equipment (fibre optic scope, thermal imaging and etc) to check for things which are not visible to the naked eye. I feel detection of moisture and water leaks behind wall/ceiling are not accurate without proper equipment. We intent to live at hedges park for as long as we can, thus I just wanna make sure all defects are located and fix before we start moving in. I see this as a small investment which will benefit my family in the long run (cost of repair, temporary lodging and any other inconvenience which might arise.)

Personally I have used electrical NDI test equipment (megger meter) in my previous career and have seen the benefits of performing NDI test. Thus, I am more receptive to the concept of preventive maintenance in our home. More importantly I am not knowledgable on building code, so I won't be able to talk to the developer's defect team effectively. Better to left it to the professional.

[zhaqqie]

if you pay cash and write a cheque of the 25% to the developer, they would need the cheque to clear. if you are taking a bank loan, the bank will issue a cashier order. the money is considrered received the moment they or their lawyers receive the CO. note, banks normally take about 1 week to process this 25% Cashier order. if you want urgently, need to pay additional processing fee.


For your 6 mth maintenance fee + surveyance fee, likewise if you issue cheque will be slower. if you want to collect keys faster, go bank and get cashier orders. must pay some processing fee though, and you at most speed it up a few days lah

Thanks!!

[Esso99]

Hi Yuki,

I am sure the blogger you recommend is great.

The company we hired are certified and has an array of Non destructive inspection equipment (fibre optic scope, thermal imaging and etc) to check for things which are not visible to the naked eye. I feel detection of moisture and water leaks behind wall/ceiling are not accurate without proper equipment. We intent to live at hedges park for as long as we can, thus I just wanna make sure all defects are located and fix before we start moving in. I see this as a small investment which will benefit my family in the long run (cost of repair, temporary lodging and any other inconvenience which might arise.)

Personally I have used electrical NDI test equipment (megger meter) in my previous career and have seen the benefits of performing NDI test. Thus, I am more receptive to the concept of preventive maintenance in our home. More importantly I am not knowledgable on building code, so I won't be able to talk to the developer's defect team effectively. Better to left it to the professional.

Hi can you pass me the contact of the professional defect engagement person?

[woodlanbear]

Hi Neighbours

If anyone is interested to install a main gate for your unit, this is the approved design. Cost $880 (All in)

[osirisv]

Hi all,

Has anyone of you install a digital lock for your main door or gate before, care to share your experience?

I was at my friend's house warming party and saw the Yale digital lock (pin + rfid) which looks pretty cool and functional. She bought it for $299 at home fix, not sure how much it cost to install thou. I read the manual and it can read / accept any existing ISO compliant RFID cards (example: hedges park access card, kopitiam card and etc.).

I was thinking of getting either the Yale or Samsung push/pull digital lock, any advice would be great.

Samsung push pull > m.youtube.com/watch?v=saW-FTWOFmo
Yale digital lock > m.youtube.com/#/results?q=yale%20digital%20door%20lock&sm=1

Thanks and regards

[Brisbane81]

New to this forum and took my keys about 1 week back.
that there are a lot of defect on the door, window frame, balcony door and glass panel.

door- deep scratches and kinks
Window- they fitted a dented window in my master bedroom and the gasket is poorly done.
Balcony door- instead of the black stud, they used black silicon. Missing screw.
Carpentry work is terrible. Damage and crack and chip board they still put it in.

The glass are from china, the rep from lian beng told me when he told me need a month to chance out the glass.

Was quite disappointed with the lousy workmanship.

[PDST]

Has anyone realized that our internal walls are built up of cheap partition (board type) light weight and non sound insulated?

[PDST]

Yes... totally agreed with Bris. We had collected keys yesterday and there are indeed too much of defects! And even the flooring also has deep scratches and unremovable stains!

[Brisbane81]

Yes... totally agreed with Bris. We had collected keys yesterday and there are indeed too much of defects! And even the flooring also has deep scratches and unremovable stains!

Look out for the door and windows. Especially to bubbles. I went to my place and spotted new chip on my tiles. My goodness.... Thought buying from a reputable developer give me a PC of mind but end up it gave me a painful neck(due to shaking of head). Lack of QC.

[leftfield]

It is evident that they were rushing for handover and the quality of work is simply not what you would expect from Hong Leong. I am terribly disappointed as well.

[akhran]

Not to mention lots of 'hollows' in the floor. Sounds hollow when knock on many areas of the floor. Can anything be done about that?

[martialsin]

you have to relay the whole floor if it is tiled.

[MrTan]

you have to relay the whole floor if it is tiled.

can jus change the affected tiles only?

[akhran]

Is the developer obliged to do that or subject to their discretion? What about bedroom flooring with timber?

Thanks.

you have to relay the whole floor if it is tiled.

[smellyfish]

for teak timber flooring is natural to have hollow sound because of the way it is laid.

not for marble or kitchen tiles.

[leftrightcentre]

For those interested, the flooring is actually white oak.

[Brisbane81]

can jus change the affected tiles only?

my tiles are oki so far. This is a first time we are buying a condo and it seem like the quality are worst than some EC.
I think the main contractor also plays a big part.

[zhaqqie]

how can this even be acceptable??

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