Bayan Villa, Bukit Ikhlas

Purchaser Calvin Leong has updated us on the discussion, here it goes:-

I would like to update about the optional package:

They have finalize the tender for optional package.
- air-cond will be York (forgot to ask what HP)
- the would install the furniture along with handover
- for home automation item, one of the feature is intercom system will not only connect to the guardhouse, it will connect directly to your mobile.
- (I think) they have done the piping for centralize hot water and we just have to source for a water heater and install it (for those who didn’t sign up for optional package 2). Pls don’t take my word for this.

Thanks to Calvin Leong.

Related topics:-
1. Update by Purchaser Au – Oct 30, 2009

Calvin Leong, Au and I met with the Bukit Ikhlas management yesterday. Here is purchaser Au’s update on our discussion:-

Dear all,

Bayan Villa is now in the process of QA/QC the units before handing over to the purchasers. They are actually doing the defect works for us, in maintaining high quality of works carried out by their contractors. Broken or smeared tiles, will be replaced with new ones and be assured that this will be completed soon enough as Bayan Villa has employed sufficient workforce to carry out the task.

I’ve briefly checked on the few units on Wednesday (28 Oct), and found that the workforce is diligently doing the rectification works, and no worries for all of us that the quality is up to the standard. It’s also good that they do it now instead of us finding out and later on filling up the defect work forms when we want to move in.

There will be some news on Sam’s blog about commitment given by Bayan Villa some time from now, but please do give time allowance to update the info on his blog.

Regards,
Au

Thanks to Au.

Continue from here

I have yet to receive the checklist from Mr. David, he said it takes sometime to get done as there are so many forms that the architect has to prepare. I think Mr. David has misunderstood what I am trying to ask for. I just need a list of all the required “sokongan” from the correspondent authorities, but not the paperworks or documents they need to submit to the authorities.

The Certificate of Fitness (CF) is an official document that is issued by the city’s authority to acknowledge that a building is safe to be occupied. I have searched through the internet and got some information about CF. I also called Mr. David to remind him about the checklist, I asked Mr. David about access road from Wang Soon site, and checked on the status of work progress.

The Certificate of Completion and Compliance (CCC) has been introduced since April 2007, and came into force effective by April 12, 2007. The CCC replaces the Certificate of Fitness Occupation (CFO) previously issued by the local authority (Pihak Berkuasa Tempatan, PBT). The CCC is issued by the project’s Principal Submiting Person (PSP, not PlayStation Portable) who is a professional Architect, Professional Enginner or Registered Building Draughtsman.

Then, why are we waiting for the CF instead of CCC? The reason is that CCC can only be issued for projects that have obtained their Building Plan Approvals after April 12, 2008. This is because under the new CCC system, a responsibility process matrix is introduced. Each construction process needs to be verified by professionals and contractors or trade contractors. Twenty-one stage certification forms need to be endorsed along the entire process. These are included as new schedules (Form Gs) under the revised UKBS 1984 (Amendment) 2007 (Uniform Building By-Laws). The list of all twenty-one stage certification forms shown as below:-

FORM G 1 Stage Certification : Earthworks
FORM G 2 Stage Certification : Setting Out
FORM G 3 Stage Certification : Foundations
FORM G 4 Stage Certification : Structural
FORM G 5 Stage Certification : Internal Water Plumbing
FORM G 6 Stage Certification : Internal Sanitary Plumbing
FORM G 7 Stage Certification : Internal Electrical
FORM G 8 Stage Certification : Fire-Fighting (Passive)
FORM G 9 Stage Certification : Fire-Fighting (Active)
FORM G 10 Stage Certification : Mechanical Ventilation
FORM G 11 Stage Certification : Lift/Escalator Installation
FORM G 12 Stage Certification : Building
FORM G 13 Stage Certification : External Water Supply System
FORM G 14 Stage Certification : Sewerage Reticulation
FORM G 15 Stage Certification : Sewerage Treatment Plant
FORM G 16 Stage Certification : External Electrical Supply System
FORM G 17 Stage Certification : Road and Drain
FORM G 18 Stage Certification : Street Lighting
FORM G 19 Stage Certification : External Main Drain
FORM G 20 Stage Certification : Telecommunication
FORM G 21 Stage Certification : Landscape

According to David, the stage certification of CCC and CF (or CFO) are more or less the same. But CCC endorsements are done by the professionals, but CF is by the local authority, the local authority is MPSJ for our case. Since we have had a meeting with En. Ismail, the Pengarah Perancangan Bandar of MPSJ, and he has said to us that the process of CF application can be completed within 2 weeks provided the developer meets all the requirements and completed the project according to the DO (Development Order), it sounds good for us and the developer too.

I am still waiting the CF application checklist from Mr. David, he said his architect needs sometime to prepare it. He said we can refer to the CCC checklist for the time being. I am fine with it as their main priority is not to please us by showing us what they are going to do, but to chase their time to complete everything the soonest. Therefore, we will refer to the CCC stage certification list until Bukit Ikhlas’s architect has got the proper list for us, even so, we can call up Bukit Ikhlas to check the status of the CF process regularly, I will check with either David or Kenneth on this from time to time, and update you guys here.

According to David, they will start submitting the first form which is the “soft-scape” by the third week of October, but he is pushing the architect to get it done by mid of October. The “soft-scape” is something like grass and trees as what David told me. He said there are about fourteen endorsements in CF, it is not as many as twenty-one in CCC. He said the rest of the endorsements are from Syabas, Indah Water, the Fire Department, also for the “hard-scape” such as the roads and drains, and a few more which he can’t remember.

He also said that TNB has just got all the underground-cabling done in the site. Now, their workers have to clean up the sites before tarmac repavement starts as the digging work for laying cables by TNB had caused the whole site very messy. You can see this in Chafoo’s photos.

In one of the previous entry, I did mention that it looked as if we are getting a twin double-lane access road connecting to Wang Soon site. I was wrong, it has been confirmed by Mr. David that it is a one lane road for each direction instead of something like I what illustrated here.

(Click on photo to enlarge)

I reillustrated the Wang Soon access road after the getting clarification from Mr. David. It is a two-single-lane road instead of a two-double-lane as I mentioned previously.

Reference links:-
1. MPSJ Perakuan Siap & Permatuhan (CCC)
2. Board of Architects Malaysia (Lembaga Arkitek Malaysia, LAM)
3. The Association of Consulting Engineers Malaysia (ACEM)

While reading the old entries and comments, I found this:-

Jarron said…

Hi there, just wondering what is the outcome of the meeting with developer and authority?

I just paid a deposit of 1k this evening. I didn’t see this blog until now and I started to get worry now.

Any update is very much appreciated…

BR,
Jarron

I said…

Hello Jarron, you have made a great choice for choosing Bayan Villa as your investment, and Bukit Ikhlas no doubt is a very determinded and committed developer. They have been doing all they can to make sure this project is completed and handover to the purchasers in the best possible condition.

Your worries are redundant because the project has come to its final stage where CF application by the developer is not far away from now.

Basically the meeting today is for us to sit down with the correspondent authorities, to discuss on the issues ahead and the solutions too. The developer have done their very best to make the issues are transparent to us, and the local council and Pengarah Jabatan Perancangan Bandar MPSJ have assured us that they are working closely with the developer to make sure all the works are carried out without any problem, to reduce any possible delay during CF application.

The Pengarah even asked us to call him or email him directly, to ask him about any submission of plan by the developer and the status of the submission. I would say this comes as something very positive to the purchasers because the local authorities and council are really helping us and the developer.

In my opinion, Bukit Ikhlas developer is a also victim of the delay. They took over the project as the previous owner had difficulty to complete it. In such scenario, the possible outcome would have been the whole project to be abandoned and handed over to the federal government, where the completion is almost like a dream to the purchasers. But they took over the project and are overcoming the obstacles in order to complete the project.

You do not need to worry as the affected purchasers are the earlier batch who bought their unit in year 2005 – 2007. In the meeting today, the developer aim to handover the key to us by end of this year. It is only half a year from now, I think you really made a good choice for paying the deposit. Welcome my neighbour.

Additionally, the developer reps stated that the only obstacle left now is the access road where a study has been carried out by the professionals, and the proposal of the possible access roads will be submitted to the Pengarah in a couple days. They said multiple meetings with MPSJ had been taken place to get this issue resolved. This has been confirmed and agreed by the Pengarah.

For the original context, please click here.

Common Facilities

Pergola (detached from the building)

Barbeque Area

Landscaped Garden

Children’s Playground & Equipment

Water Fountain/ Features

Fire Fighting Equipment

Perimeter Fencing

Fencing/ Garden / Street Lightings

Visitors’ Car Parking Bays

Car Washing Areas

Garbage Collection Areas

Lifts

Roads, Roadways, Walkways, Passageways, Footpaths, Common Corridors, Stairways & Lobbies

Management Office

Guardhouse

 

Services

24-hour Security with Limited Access System

Intercom System Linked to Guard House

Refuse Collection

Pest Control Services

Repair and maintenance of Lifts

Repair and maintenance of Fire Fighting Equipmrnt

Repair and maintenance of Perimeter Fencing

Repair and maintenance of Fencing/ Garden/ Street Lightings

Grass cutting weeding and maintenance of the Common Landscape Areas

Clean, repair and main the Roads, Roadways, Walkways, Passageways, Footpaths, Common Corridors, Stairways & Lobbies

General repair and maintenance of Facilities and the Common Areas

26.
(1) Vacant possession of the said Parcel shall be delivered to the Purchaser in the manner stipulated in clause 27 herein within thirty-six (36) calendar months from the date of this Agreement.

(2) If the Vendor fails to deliver vacant possession of the said Parcel in the manner stipulated in clause 27 herein within the time stipulated in subclause (1), the Vendor shall be liable to pay the Purchaser liquidated damages calculated from day to day at the rate of ten per centum (10%) per annum of the purchase price from the expiry date of the delivery of vacant possession in subclause (1) until the date the Purchasers takes vacant possession of the said Parcel. Such liquidated damages shall be paid by the Vendor to the Purchaser immediately upon the date the Purchaser takes vacant possession of the said Parcel.

(3) For the avoiance of doubt, any cause of action to claim liquidated damages by the Purchaser under this clause shall accrue on the date the Purchaser takes vacant possession of the said Parcel.

(4) For the purpose of claiming any liquidated damages in the Tribunal of Homebuyer Claims established under section 16B of the Housing Development (Control and Licensing) Act 1966 [Act 118], such claim shall be made not later than twelve (12) months from -
(a) the date of issuance of the certificate of fitness for occupation for the said Parcel; or
(b) the expiry date of the defects liability period as set out in clause 30.

Too bad, I am not eligible for compensation if Bukit Ikhlas were to handover the house by end of this year. I signed my Sale and Purchase Agreement in 2007 January.