Explainer: Why do checks on some new BTO flats turn up dozens of 'defects', and should homeowners be worried?
Source: TODAY
SINGAPORE -- Getting the keys to one's new Build-to-Order (BTO) flat is an exciting milestone for any new homeowners.
Soon after, they are likely to step into their Housing and Development Board (HDB) unit, expecting everything to be in tip-top condition.
However, a recent TikTok video serves as a reminder that homeowners should manage their expectations.
Shot in a new Tengah BTO unit, the video shows what looks at first to be an alarming number of small blue stickers signifying possible defects or imperfections. It has garnered more than 100,000 views.
Despite appearances, defect-checkers TODAY spoke to have clarified that the scene portrayed in the video is generally the norm for defect-checking in new BTO flats.
Many of the blue stickers are likely to point to cosmetic, minor issues rather than any serious defect, they added.
These defect-checkers said that overall, newly completed flats are built to a satisfactory standard.
The Tengah resident who posted the video echoed this sentiment in the comments by noting that many of the flagged imperfections were cosmetic.
"This is actually not that bad," the resident wrote. "Important or not, we can decide," she responded to curious TikTok users.
Defects or imperfections can be flagged for rectification to a Building Service Centre (BSC) set up near all new projects under the one-year Defects Liability Period (DLP).
TODAY spoke to defect checkers to get a clearer picture of how they conduct their inspections, what can be construed as a defect, and how HDB handles them to ensure homes are built according to Singapore's public housing standards.
According to the defect checker hired in the TikTok video, homeowners must go in with the expectation that the unit will not be 100 per cent perfect.
Mr Jay Ng, director of Uncle Defect SG, said this is because, unlike products manufactured by machines, no two flats are the same.
"There are many variables involved. Every worker is different and has different constraints. Every skill level is different. Project sites are different.
"So naturally, the outcome for every flat will be slightly different. Some owners want perfection, then we'll tell them that it's not possible," he told TODAY.
The number of stickers flagged by defect checkers depends on the customer's request. For those who want every imperfection flagged, Mr Ng said an average of 200 to 300 stickers can be expected.
"Most of the time, these are all cosmetic defects such as a slightly uneven wall, slightly uneven door gap, and inconsistent grouting," he said.
Those who want to be told about only major defects that require urgent rectification can expect around 20 to 30 stickers. These could be:
Another defect checker, Mr Jerry Lam, a director of Lacasa Consultancy and Assessment, said the number of stickers would vary depending on the number of defects.
"Usually, if, say, a wall has many uneven areas, we will just put one or two stickers to inform (the owner) that the whole wall is uneven, instead of sticking dozens of stickers all over the place," he said.
"However, if a wall has only a few defects, the sticker will be placed to identify those defects," he said, noting that the stickers are primarily used to assist the contractor in locating the defects for rectification works.
Absolute Inspection director Tan Wee Kwang said some BTO projects are of better quality and have fewer defects.
"Even in the same project, not every unit is of the same workmanship quality," he said.
"There will be some units that are better and some units with more defects. As defect checkers, we aim to be thorough, not nitpick, based on the quality standards and tolerances set out in the BCA Conquas manual," he said.
Conquas is the Construction Quality Assessment System used for public and private building construction projects set out by the Building and Construction Authority (BCA).
It is the de facto national yardstick for construction quality in Singapore.
Defect-checking services have been getting more popular in the last five years, according to Mr Ng.
Depending on the size of the HDB flat and how comprehensive the check needs to be, the price ranges from S$200 to S$700.
But he said engaging a defect checker may not be necessary unless one feels uneasy or uncomfortable after stepping into the flat.
"You can do everything on your own. If you Google, there are a lot of videos of people doing their defect checks. There should be ample resources out there," he said.
"But it could take much longer to do it on your own, coupled with the time needed to do self-research. If you truly have doubts, engaging a defect checker would be more efficient because the inspection usually takes only about two hours," he said.
Ultimately, Mr Ng stressed that if a homeowner steps in and feels comfortable with the house, there is no need for a defect check.
Once homeowners have identified the need to engage a defect checker, Mr Lam said the first inspection usually involves the team checking for defects throughout the unit.
This is followed by a joint inspection with BSC to show them the highlighted defects before proceeding with rectification works by the contractor.
Once all this is done, a final inspection will take place to verify that the defects have been rectified satisfactorily.
If the defects identified are all deemed to be legitimate, Mr Tan said BSC may take some time to rectify all the defects.
"The owners' concern would be more of the waiting time they need to go through before proceeding with their renovation plans," he told TODAY.
As to whether owners should be concerned about the number of defects identified, Mr Tan said he would usually advise owners that if the defects are not serious and can be easily rectified, they do not need to be overly concerned.
"For example, a slanted switch can be easily realigned.
"But if the house has major issues, such as water seepage on the walls, these can be tricky to rectify without risk of recurrence. Such defects may pose concerns to owners," he said.
In a written response to TODAY, an HDB spokesperson said the one-year DLP granted to new flat owners allows them to report any imperfections or defects to the BTO contractor responsible for conducting necessary repairs.
A BSC is established in each new precinct during the DLP to facilitate prompt responses to residents' feedback. Operating on-site for a year, the BSC provides ample time for residents to submit their concerns.
"The proportion of flat owners reporting defects within this timeframe has remained consistent both before and after the Covid-19 pandemic," the spokesperson said.
"The majority of reported issues were minor imperfections like scratches or hairline cracks on timber surfaces, walls, or tiles," the spokesperson said, adding that 90 per cent of these issues were addressed within 14 working days.
Asked if there has been a difference in the quality of HDB projects pre- and post-pandemic, the HDB spokesperson said all projects have consistently achieved high Conquas scores.
"The average score increased from 92 over FY2017-2019 to 95 over FY2020-2022.
"This is comparable with, or higher than, the scores achieved by private residential developments over the same period," they said.
The maximum Conquas score is 100 points, and the minimum passing mark is 85.
In that same vein, Mr Ng told TODAY that based on his experience of checking defects in private housing, the severity of defects in condominiums, such as mould and fungus, is more concerning.
"We have encountered mushrooms growing in a condominium unit once, which means water is leaking from somewhere. This is something we have not seen before in HDB flats," he said.
Meanwhile, Mr Lam said the quantity and severity of defects vary from project to project, as well as unit to unit, as they depend on the contractor, developer, and the management of subcontractors.
He pointed out that some contractors and developers have stringent quality control processes, such as their own quality team, to check before handing over the unit to the homeowners.
"A thorough check is always recommended for any unit before moving in or starting any renovation," he said.
