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Showing posts with label residents. Show all posts
Showing posts with label residents. Show all posts

Wednesday, November 1, 2017

Penang floods and landslides, looking beyound natural causes!

Seeking solutions: Penang Forum member and soil expert Dr Kam Suan Pheng giving her views during the dialogue session themed ‘Penang Floods: A Call for Action’ held at Teow Chew Association in Chulia Street, George Town.
 (Top pic, front from right) Pulau Betong assemblyman Datuk Dr Muhammad Farid Saad, state Opposition Leader Datuk Jahara Hamid and Penanti assemblyman Dr Norlela Ariffin among the participants.
From left) Sim, Cheah, Dr Norlela, Jahara, Shah Headan, Lee and Yap occupying the front row at the dialogue on floods organised by Penang Forum.


Expert: Debris clogging waterways among reasons for flash floods

Some 200 people comprising mostly politicians, experts and residents gather in a dialogue session to discuss the long-standing problem plaguing Penang. Many voice their concerns that over-development in the state could be the cause of the headache.

HEAVY rainfall and high tides are natural causes of floods which cannot be avoided.

However, soil expert and scientist Dr Kam Suan Pheng said there were also other reasons that caused the constant flash floods in Penang.

She said limited capacity to channel off discharge and surface flow which led to water accumulation downstream were some of the causes that resulted in flash floods.

“These issues have been addressed in flood mitigation.

“However, we also have to tackle the causes of increasing impermeable surface areas and debris clogging up waterways, which are also the root causes of flooding problems,” said Dr Kam in her talk on ‘Understanding the Causes of Floods and Seeking Solutions’ yesterday.

Dr Kam, who is also a Penang Forum member, said having proper planning on land usage and development controls, creating more urban spaces and parks besides river bank protection were also vital in flood prevention.

“Stringent monitoring on development projects and protection of hill land and hillslopes are important.

“To do so, policy and legal instruments have to be deployed, while environmentally sensitive and ecologically friendly structural and non-structural solutions should be adopted,” she said.

Dr Kam was one of the speakers at a dialogue session themed ‘Penang Floods: A Call for Action’ held at the Teow Chew Association in Chulia Street.

<< Stringent protection of hill land and hillslopes are vital, says Dr Kam.

Joint Resident Associations of Bandar Baru Ayer Itam chairman K. Suthakar said that for the past two to three years, residents living in Bandar Baru Ayer Itam have been suffering from flash floods.

He said there were some 20 housing schemes in the township comprising 10,000 housing units with a population of 16,000.

“The residents had to face the brunt of it when the whole city was underwater on Sept 15.

“I visited the retention ponds in Lebuh Rambai and Desa Permata Bandar Baru Ayer Itam on Saturday to check whether the ponds have been deepened.

“Sadly, nothing has been done,” he said.

He asked some of the state assemblymen, who were present at the dialogue session, to raise the issue when the state assembly convenes on Thursday.

When hills are at their natural state, they will not collapse, says Aziz Noor. When hills are at their natural state, they will not collapse, says Aziz Noor. >>

Environmental, health and safety consultant Aziz Noor, in his talk on ‘Implications of Hillside Development’, said landslides commonly happened on hillsides or slopes that were cleared.

“When the hills are at their natural state, they will not collapse.

“But when the natural state is violated with the slopes being cut, then landslides are bound to happen.

“Whenever there is a downpour on the cut hill slopes, there would be mudslides contributing to muddy flash floods as well,” he said.

Filepic of recent flooding in Taman Thean Tek, Ayer Itam, Penang.

The dialogue session saw a packed hall of almost 200 people, comprising mostly residents and representatives of residents associations who were affected by the recent flash floods.


Several state assemblymen and politicians from both sides of the divide also turned up at the event organised by Penang Forum and Residents Association of Penang.

Among those present were Penang Barisan Nasional chairman Teng Chang Yeow, state Opposition Leader Datuk Jahara Hamid, Pulau Betong assemblyman Datuk Dr Muhammad Farid Saad, Teluk Bahang assemblyman Datuk Shah Headan Ayoob Hussain Shah, Kebun Bunga assemblyman Cheah Kah Peng, Penanti assemblyman Dr Norlela Ariffin, Machang Bubuk assemblyman Lee Khai Loon, Pulau Tikus assemblyman Yap Soo Huey and Bayan Baru MP Sim Tze Tzin.

Sources: The Star by Logeiswary Thevadas

Engineer: Look out for ‘ticking time bombs’ from hill slopes


GEORGE TOWN: A geotechnical engineer has warned the authorities that steeply-cut hill slopes are “ticking time bombs” that need constant monitoring and maintenance.

Zeezy Global geotechnical and environmental consultant Aziz Noor said in view of the Tanjung Bungah landslide on Oct 21 that took the lives of 11 workers, all authorities, not only in Penang but throughout Malaysia, should keep an eye on all steep slopes as disaster might strike at any time.

He said although a hill slope might appear fine from the outside, it could be on the brink of collapse due to water pressure and vibrations from the surrounding environment.

“Most of these slopes are clay mixed with sand. Clay has an affinity ( to stick together). At particle level, they can hold up.

“When water comes down steep slopes they break the affinity of these particles. And yet they still hold up but it just speeds up the time of the collapse.

“That is why they do not fall right away. They are a time bomb, a disaster waiting to happen,” he said at a talk hosted by Penang Forum today.

Aziz, an American-trained environmental and geotechnical expert, was manager of an independent consultant engineering firm investigating the aftermath of the Highland Towers collapse in Ulu Kelang, Selangor, in 1993, in which 48 people were killed.

He said hills cut beyond their “natural angle” were the ones to watch out for.

“A hill slope that is cut beyond its natural stable angle is not a stable slope. Such slopes are at high risk of failure and can end up in landslides.

“When you have bare slopes like that, the portion of runoff is large; the steeper the slope, the faster the ‘teh tarik’ (mud slide) comes down.

“Basically, when the water runs off faster, the more erosion it causes, and the faster it will go down to lower-lying areas and cause flash floods with silt,” he said.

Aziz said to prevent such disasters from happening, engineers ought to cut hills at a more natural angle and ensure drain holes are built into them.

He said drain holes would release the “water stress” that might be building up beneath the slopes.

Aziz stressed that these measures were not one-off solutions and required constant monitoring from all parties.

“Ordinary folk might think, okay, looks like a nice concrete wall. But you do not know what is going on underneath, and hence, you need to maintain the hillslopes from time to time.

“That is why you see the slopes on our PLUS highway are constantly being maintained. It is something you do not mess around with,” he said.

Aziz said many construction sites cut corners by placing plastic sheets on cut hillslopes, which would not help much in preventing landslides.

“This is akin to putting a band-aid on a very sick person,” he said.

On the Tanjung Bungah landslide, Aziz said the state authorities must beef up their monitoring teams and place them on full patrol at all sites in the state.

“We need all the ‘jabatan’ (departments) to wake up and not sleep behind the wheel. Present-day laws are adequate to enforce and punish those who flout the law.”

Sources: Free Malaysia Today

Penangites upset with DAP reps for skipping dialogue


Front row, from right) Penang Barisan Nasional chairman Teng Chang Yeow, Pulau Betong representative Muhammad Farid Saad and state opposition leader Jahara Hamid at the Penang Forum dialogue on flood woes and hill site developments. – The Malaysian Insight pic, October 29, 2017.

RESIDENTS associations in Penang today were upset that most of their elected representatives skipped a dialogue on flood woes and hill site developments, as local civil society groups continue to push for a moratorium on hill projects.

Penang Forum, a coalition of local civil society groups, had invited the state’s elected reps, but fewer than 10 turned up at the dialogue that drew about 200 people to the Teochew Association in George Town.

The assemblymen seen among the crowd were state opposition leader Jahara Hamid (Teluk Air Tawar), Muhammad Farid Saad (Pulau Betong) and Shah Headan Ayoob Hussain Shah (Teluk Bahang) from Barisan Nasional (BN); and Cheah Kah Peng (Kebun Bunga), Dr Norlela Ariffin (Penanti) and Lee Khai Loon (Machang Bubok) from PKR.

Pulau Tikus rep Yap Soo Huey was the sole DAP assemblyman present while the only MP at the dialogue was PKR’s Sim Tze Tzin of Bayan Baru. The only other DAP member present was Penang Island City councillor Syerleena Abdul Razak.

Also present were Penang BN chairman Teng Chang Yeow, several Gerakan leaders, and Penang Front Party’s Patrick Ooi, who has been critical of the Penang government in the past.

Jahara said the BN reps in the Penang legislative assembly would table a motion to call for all hill land and slope projects to be halted.

“We are not here to point fingers, but fingers have to be pointed at the authorities,” she said.

Norlela, one of the most vocal PKR reps on local developmental issues, said she hoped Pakatan Harapan and BN could set aside their differences to solve flood woes and developmental issues in the state.

Norlela was one of five PKR government backbenchers who abstained from voting to reject a BN motion on land reclamation during the state legislative assembly in November 2015.

DAP holds the most seats in the Penang legislative assembly with 19 out of 40. PKR has 10 while PAS has one seat. BN’s Umno holds the remaining 10.

In a press conference last week after a landslide in Tanjung Bungah killed 11 construction workers, some residents association reps warned the state government that it could lose votes if it continued to allow hill site developments and ignored the people’s objections.

At the dialogue today, the joint residents association rep for Bandar Baru Ayer Itam, K. Suthakar, took a dig at the elected officials when speaking about flood woes in his area. He said Lebuhraya Thean Teik had “turned into a river” when a bad flood hit last month, causing residents to miss work and school.

“Why do they become elected reps? Because they want to serve the people, to solve their problems. But after the election, you don’t see them for three or four years. People are crying for help but you have no time to come,” he said.

Tanjung Bungah Residents Association chairman Meenakshi Raman also said she had expected more than 10 elected reps to attend the dialogue.

“We are disappointed that not many could attend. We had hoped to see more DAP reps,” she said.

It was learned that DAP had an internal party programme at the same time this morning on mainland Penang in preparation for the party’s special congress on Nov 12 to re-elect its central leadership committee.

Meenakshi said the residents association and other civil groups, which recently criticised the state government over hill site developments and flash flood incidents in Penang, were still willing to engage the powers that be in dialogue.

This was despite the association not getting replies to letters it recently sent out to all Penang assemblymen and MPs on its demands to solve flash flood problems.

“We are ordinary people. We have nothing against them, but some (leaders) have accused us of being arrogant. Elected reps must be accountable. There is nothing wrong with the people asking the state government and their YBs (assemblymen) what they are doing,” she told The Malaysian Insight after the dialogue.

Climate change

Meanwhile, Dr Kam Suan Pheng, an expert in geographical information systems, told the dialogue session that floods in Penang were caused by both weather conditions and human activities, adding that the situation would worsen with climate change.

“Since 2003, the emerging trend for rainfall is increasing. Flash floods will be more frequent, happening at lower rainfall thresholds.

“With climate change, we can expect heavier and more intense rainfall,” she said, adding that Penang’s urban drainage was not well planned enough to prevent floods.

Kam said the authorities must tackle the root causes with proper land use planning and development control, stringent protection of hills and river banks, strict monitoring of development projects, and by increasing the number of urban parks.

She said the authorities must also look beyond the environmental, drainage, transportation and social impacts of individual projects, use existing laws and policies and adopt eco-friendly solutions.

Aziz Noor – a consultant with more than 30 years’ experience in areas of environment, health and safety in Malaysia and overseas – said Penang should take the recent Lembah Permai landslide as a wake-up call.

“Legislative controls are more than adequate but compliance is sporadic. Enforcement has been weak,” said Aziz, who is managing director of Penang-based consulting firm Zeezy Global.

Another speaker at the dialogue, lawyer Agatha Foo, said legally, the state should stop development on ecologically-sensitive land over 76m above sea level and on slopes over 25 degrees gradient using existing laws and guidelines.

She also said the authorities could impose strict enforcement, and seek a jail sentence for company directors whose firms violate the law as a more effective deterrent than fines. – October 29, 2017.

Looi Sue-ChernSource: The Malaysian Insight by


Related Link:

Sole DAP rep heckled at Penang woes talks


https://youtu.be/YQM8N0GTuYM

The day the earth moved - Analysis

Penang's 'balding' Bukit Relau under the spotlight

Group: Stop approving hill slope projects - Metro News

Forum gets tepid response from reps - Nation

Project's final approval came from Penang authorities - Nation

Penang DAP: We respect Teh's decision to quit party - Nation 

Tanjung Bungah rep wants to quit DAP - Nation

Related posts:

2 structures collapse due to incompetent engineers and irresponsible officer of MPPP

(From left) Dr Kam will deliver a talk on ‘Understanding the Causes of Floods and Seeking Solutions. State assemblymen expressing inter...
Some representatives of the 24 residents associations and management corporations showing messages urging the state to resolve the flood...
Behind BJ Cove houses at Lintang Bukit Jambul 1 is an IJM Trehaus Project.  Approximate Coordinates : 5°20'38.47"N,100°16'...
https://youtu.be/QB45Q2_mOG0 Suspicious activity: A photo taken from Penang social activist Anil Netto's blog showing an active s..

Speaking out: Penang Forum members protesting outside the CAP office in George Town. Don’t just make it about worker safety issues ..

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Monday, October 30, 2017

Penang floods and landslides, looking beyound natural causes!

Seeking solutions: Penang Forum member and soil expert Dr Kam Suan Pheng giving her views during the dialogue session themed ‘Penang Floods: A Call for Action’ held at Teow Chew Association in Chulia Street, George Town.
 (Top pic, front from right) Pulau Betong assemblyman Datuk Dr Muhammad Farid Saad, state Opposition Leader Datuk Jahara Hamid and Penanti assemblyman Dr Norlela Ariffin among the participants.
From left) Sim, Cheah, Dr Norlela, Jahara, Shah Headan, Lee and Yap occupying the front row at the dialogue on floods organised by Penang Forum.


Expert: Debris clogging waterways among reasons for flash floods

Some 200 people comprising mostly politicians, experts and residents gather in a dialogue session to discuss the long-standing problem plaguing Penang. Many voice their concerns that over-development in the state could be the cause of the headache.

HEAVY rainfall and high tides are natural causes of floods which cannot be avoided.

However, soil expert and scientist Dr Kam Suan Pheng said there were also other reasons that caused the constant flash floods in Penang.

She said limited capacity to channel off discharge and surface flow which led to water accumulation downstream were some of the causes that resulted in flash floods.

“These issues have been addressed in flood mitigation.

“However, we also have to tackle the causes of increasing impermeable surface areas and debris clogging up waterways, which are also the root causes of flooding problems,” said Dr Kam in her talk on ‘Understanding the Causes of Floods and Seeking Solutions’ yesterday.

Dr Kam, who is also a Penang Forum member, said having proper planning on land usage and development controls, creating more urban spaces and parks besides river bank protection were also vital in flood prevention.

“Stringent monitoring on development projects and protection of hill land and hillslopes are important.

“To do so, policy and legal instruments have to be deployed, while environmentally sensitive and ecologically friendly structural and non-structural solutions should be adopted,” she said.

Dr Kam was one of the speakers at a dialogue session themed ‘Penang Floods: A Call for Action’ held at the Teow Chew Association in Chulia Street.

<< Stringent protection of hill land and hillslopes are vital, says Dr Kam.

Joint Resident Associations of Bandar Baru Ayer Itam chairman K. Suthakar said that for the past two to three years, residents living in Bandar Baru Ayer Itam have been suffering from flash floods.

He said there were some 20 housing schemes in the township comprising 10,000 housing units with a population of 16,000.

“The residents had to face the brunt of it when the whole city was underwater on Sept 15.

“I visited the retention ponds in Lebuh Rambai and Desa Permata Bandar Baru Ayer Itam on Saturday to check whether the ponds have been deepened.

“Sadly, nothing has been done,” he said.

He asked some of the state assemblymen, who were present at the dialogue session, to raise the issue when the state assembly convenes on Thursday.

When hills are at their natural state, they will not collapse, says Aziz Noor. When hills are at their natural state, they will not collapse, says Aziz Noor. >>

Environmental, health and safety consultant Aziz Noor, in his talk on ‘Implications of Hillside Development’, said landslides commonly happened on hillsides or slopes that were cleared.

“When the hills are at their natural state, they will not collapse.

“But when the natural state is violated with the slopes being cut, then landslides are bound to happen.

“Whenever there is a downpour on the cut hill slopes, there would be mudslides contributing to muddy flash floods as well,” he said.

Filepic of recent flooding in Taman Thean Tek, Ayer Itam, Penang.

The dialogue session saw a packed hall of almost 200 people, comprising mostly residents and representatives of residents associations who were affected by the recent flash floods.


Several state assemblymen and politicians from both sides of the divide also turned up at the event organised by Penang Forum and Residents Association of Penang.

Among those present were Penang Barisan Nasional chairman Teng Chang Yeow, state Opposition Leader Datuk Jahara Hamid, Pulau Betong assemblyman Datuk Dr Muhammad Farid Saad, Teluk Bahang assemblyman Datuk Shah Headan Ayoob Hussain Shah, Kebun Bunga assemblyman Cheah Kah Peng, Penanti assemblyman Dr Norlela Ariffin, Machang Bubuk assemblyman Lee Khai Loon, Pulau Tikus assemblyman Yap Soo Huey and Bayan Baru MP Sim Tze Tzin.

Sources: The Star by Logeiswary Thevadas

Engineer: Look out for ‘ticking time bombs’ from hill slopes


GEORGE TOWN: A geotechnical engineer has warned the authorities that steeply-cut hill slopes are “ticking time bombs” that need constant monitoring and maintenance.

Zeezy Global geotechnical and environmental consultant Aziz Noor said in view of the Tanjung Bungah landslide on Oct 21 that took the lives of 11 workers, all authorities, not only in Penang but throughout Malaysia, should keep an eye on all steep slopes as disaster might strike at any time.

He said although a hill slope might appear fine from the outside, it could be on the brink of collapse due to water pressure and vibrations from the surrounding environment.

“Most of these slopes are clay mixed with sand. Clay has an affinity ( to stick together). At particle level, they can hold up.

“When water comes down steep slopes they break the affinity of these particles. And yet they still hold up but it just speeds up the time of the collapse.

“That is why they do not fall right away. They are a time bomb, a disaster waiting to happen,” he said at a talk hosted by Penang Forum today.

Aziz, an American-trained environmental and geotechnical expert, was manager of an independent consultant engineering firm investigating the aftermath of the Highland Towers collapse in Ulu Kelang, Selangor, in 1993, in which 48 people were killed.

He said hills cut beyond their “natural angle” were the ones to watch out for.

“A hill slope that is cut beyond its natural stable angle is not a stable slope. Such slopes are at high risk of failure and can end up in landslides.

“When you have bare slopes like that, the portion of runoff is large; the steeper the slope, the faster the ‘teh tarik’ (mud slide) comes down.

“Basically, when the water runs off faster, the more erosion it causes, and the faster it will go down to lower-lying areas and cause flash floods with silt,” he said.

Aziz said to prevent such disasters from happening, engineers ought to cut hills at a more natural angle and ensure drain holes are built into them.

He said drain holes would release the “water stress” that might be building up beneath the slopes.

Aziz stressed that these measures were not one-off solutions and required constant monitoring from all parties.

“Ordinary folk might think, okay, looks like a nice concrete wall. But you do not know what is going on underneath, and hence, you need to maintain the hillslopes from time to time.

“That is why you see the slopes on our PLUS highway are constantly being maintained. It is something you do not mess around with,” he said.

Aziz said many construction sites cut corners by placing plastic sheets on cut hillslopes, which would not help much in preventing landslides.

“This is akin to putting a band-aid on a very sick person,” he said.

On the Tanjung Bungah landslide, Aziz said the state authorities must beef up their monitoring teams and place them on full patrol at all sites in the state.

“We need all the ‘jabatan’ (departments) to wake up and not sleep behind the wheel. Present-day laws are adequate to enforce and punish those who flout the law.”

Sources: Free Malaysia Today

Penangites upset with DAP reps for skipping dialogue


Front row, from right) Penang Barisan Nasional chairman Teng Chang Yeow, Pulau Betong representative Muhammad Farid Saad and state opposition leader Jahara Hamid at the Penang Forum dialogue on flood woes and hill site developments. – The Malaysian Insight pic, October 29, 2017.

RESIDENTS associations in Penang today were upset that most of their elected representatives skipped a dialogue on flood woes and hill site developments, as local civil society groups continue to push for a moratorium on hill projects.

Penang Forum, a coalition of local civil society groups, had invited the state’s elected reps, but fewer than 10 turned up at the dialogue that drew about 200 people to the Teochew Association in George Town.

The assemblymen seen among the crowd were state opposition leader Jahara Hamid (Teluk Air Tawar), Muhammad Farid Saad (Pulau Betong) and Shah Headan Ayoob Hussain Shah (Teluk Bahang) from Barisan Nasional (BN); and Cheah Kah Peng (Kebun Bunga), Dr Norlela Ariffin (Penanti) and Lee Khai Loon (Machang Bubok) from PKR.

Pulau Tikus rep Yap Soo Huey was the sole DAP assemblyman present while the only MP at the dialogue was PKR’s Sim Tze Tzin of Bayan Baru. The only other DAP member present was Penang Island City councillor Syerleena Abdul Razak.

Also present were Penang BN chairman Teng Chang Yeow, several Gerakan leaders, and Penang Front Party’s Patrick Ooi, who has been critical of the Penang government in the past.

Jahara said the BN reps in the Penang legislative assembly would table a motion to call for all hill land and slope projects to be halted.

“We are not here to point fingers, but fingers have to be pointed at the authorities,” she said.

Norlela, one of the most vocal PKR reps on local developmental issues, said she hoped Pakatan Harapan and BN could set aside their differences to solve flood woes and developmental issues in the state.

Norlela was one of five PKR government backbenchers who abstained from voting to reject a BN motion on land reclamation during the state legislative assembly in November 2015.

DAP holds the most seats in the Penang legislative assembly with 19 out of 40. PKR has 10 while PAS has one seat. BN’s Umno holds the remaining 10.

In a press conference last week after a landslide in Tanjung Bungah killed 11 construction workers, some residents association reps warned the state government that it could lose votes if it continued to allow hill site developments and ignored the people’s objections.

At the dialogue today, the joint residents association rep for Bandar Baru Ayer Itam, K. Suthakar, took a dig at the elected officials when speaking about flood woes in his area. He said Lebuhraya Thean Teik had “turned into a river” when a bad flood hit last month, causing residents to miss work and school.

“Why do they become elected reps? Because they want to serve the people, to solve their problems. But after the election, you don’t see them for three or four years. People are crying for help but you have no time to come,” he said.

Tanjung Bungah Residents Association chairman Meenakshi Raman also said she had expected more than 10 elected reps to attend the dialogue.

“We are disappointed that not many could attend. We had hoped to see more DAP reps,” she said.

It was learned that DAP had an internal party programme at the same time this morning on mainland Penang in preparation for the party’s special congress on Nov 12 to re-elect its central leadership committee.

Meenakshi said the residents association and other civil groups, which recently criticised the state government over hill site developments and flash flood incidents in Penang, were still willing to engage the powers that be in dialogue.

This was despite the association not getting replies to letters it recently sent out to all Penang assemblymen and MPs on its demands to solve flash flood problems.

“We are ordinary people. We have nothing against them, but some (leaders) have accused us of being arrogant. Elected reps must be accountable. There is nothing wrong with the people asking the state government and their YBs (assemblymen) what they are doing,” she told The Malaysian Insight after the dialogue.

Climate change

Meanwhile, Dr Kam Suan Pheng, an expert in geographical information systems, told the dialogue session that floods in Penang were caused by both weather conditions and human activities, adding that the situation would worsen with climate change.

“Since 2003, the emerging trend for rainfall is increasing. Flash floods will be more frequent, happening at lower rainfall thresholds.

“With climate change, we can expect heavier and more intense rainfall,” she said, adding that Penang’s urban drainage was not well planned enough to prevent floods.

Kam said the authorities must tackle the root causes with proper land use planning and development control, stringent protection of hills and river banks, strict monitoring of development projects, and by increasing the number of urban parks.

She said the authorities must also look beyond the environmental, drainage, transportation and social impacts of individual projects, use existing laws and policies and adopt eco-friendly solutions.

Aziz Noor – a consultant with more than 30 years’ experience in areas of environment, health and safety in Malaysia and overseas – said Penang should take the recent Lembah Permai landslide as a wake-up call.

“Legislative controls are more than adequate but compliance is sporadic. Enforcement has been weak,” said Aziz, who is managing director of Penang-based consulting firm Zeezy Global.

Another speaker at the dialogue, lawyer Agatha Foo, said legally, the state should stop development on ecologically-sensitive land over 76m above sea level and on slopes over 25 degrees gradient using existing laws and guidelines.

She also said the authorities could impose strict enforcement, and seek a jail sentence for company directors whose firms violate the law as a more effective deterrent than fines. – October 29, 2017.

Looi Sue-ChernSource: The Malaysian Insight by


Related Link:

Sole DAP rep heckled at Penang woes talks


https://youtu.be/YQM8N0GTuYM

The day the earth moved - Analysis

Penang's 'balding' Bukit Relau under the spotlight

Group: Stop approving hill slope projects - Metro News

Forum gets tepid response from reps - Nation

Project's final approval came from Penang authorities - Nation

Penang DAP: We respect Teh's decision to quit party - Nation 

Tanjung Bungah rep wants to quit DAP - Nation

Related posts:

2 structures collapse due to incompetent engineers and irresponsible officer of MPPP

(From left) Dr Kam will deliver a talk on ‘Understanding the Causes of Floods and Seeking Solutions. State assemblymen expressing inter...
Some representatives of the 24 residents associations and management corporations showing messages urging the state to resolve the flood...
Behind BJ Cove houses at Lintang Bukit Jambul 1 is an IJM Trehaus Project.  Approximate Coordinates : 5°20'38.47"N,100°16'...
https://youtu.be/QB45Q2_mOG0 Suspicious activity: A photo taken from Penang social activist Anil Netto's blog showing an active s..

Speaking out: Penang Forum members protesting outside the CAP office in George Town. Don’t just make it about worker safety issues ..

https://youtu.be/4qaOB1n5tgA GEORGE TOWN: The Penang Island City Council has lodged a police report against the consultant of the aff...

Put on hold: A view of the site for the development of four apartment buildings in Paya Terubong, Air Itam. GEORGE TOWN: Since the ...

Humans Are Destroying the Environment   PETALING JAYA: They are supposed to be guardians of the environment, and yet “certain enforcem...
PETALING JAYA: Some RM40mil from the Skills Development Fund Corp is believed to have been siphoned off by those tasked with utilising i.,

Monday, September 26, 2016

High-rise living in below par, need professionalism in managing the property

 
Booming demand: With millions of stratified properties coming up, building management is becoming a very big industry. —Reuters

Star's Graphic: http://clips.thestar.com.my.s3.amazonaws.com/Interactive/highrise/highrise.mp4

Only 74 out of 7,325 high-rise residential properties in Peninsular Malaysia earned the top five-star ranking in an evaluation of their property management standards. And more than half are below par, earning only one and two stars.


IT is one thing to be a developed state by 2020. But it is another thing entirely to have a developed state of mind – and Malaysians have a long way to go to achieve that.

Take, for instance, condominium- and apartment-living.

Some of these properties may come with top notch facilities but when it comes to managing their upkeep, there is much to be desired.

Or so says the latest findings on the quality of managing stratified properties from a survey by the Urban Wellbeing, Housing and Local Government Ministry.

Every year, the ministry conducts its Strata Scheme Management Quality Evaluation, or “Star Rating”, which ranks the standards of joint management bodies (JMBs) or management corporations (MCs) of apartments and condominiums.

These bodies are ranked based on how they do in seven areas (see graphic below for details); five stars is the highest rank.

But, as it turns out, more than half – or 69% – of condominiums and apartments nationwide ranked “below par”, scoring only one and two stars in 2015. In 2014, a slightly smaller percentage, 65%, were ranked below par.

Only 1% – or 74 – out of 7,325 strata development schemes surveyed earned five stars in the 2015 ratings, made available to Sunday Star.

If such a trend continues, future residents will inherit poor standards of living amidst modern facilities.

Currently, almost six million Malaysians out of 20 million city folk are living in stratified buildings like apartments and condominiums.

“But this number is expected to rise in future as the country progresses and becomes more urbanised,” says Mohammad Ridzwan Abidin, Urban Wellbeing, Housing and Local Government Ministry urban service division under-secretary.

He says one of the major problems that condo dwellers continue to face is the refusal of other residents to pay maintenance fees. Other problems are building defects and matters involving enforcement.

“For now, about 70% of residents are at a level where they are merely aware of what needs to be done in managing their property. They are not yet at a level to appreciate the benefits of cooperating with each other and creating a better living culture,” he says.

Mohamad Ridzwan says there is a need to change the mindset of people to foster more civic-minded communities in high-rise buildings.

“Future generations will likely live in stratified buildings, so people should try to set a proper precedent for them,” he says.

He points out that there are also more people moving out of landed properties and into high-rise buildings.

“This group of people will have to learn to adapt to the culture of living in stratified buildings as it is different from living in houses.

“They will need to be more inclusive of and cooperative with their neighbours,” he says, adding that they would also have to learn to be more considerate when it comes to using shared facilities.

Stressing that it all boils down to the mindset of residents, Mohamad Ridzwan highlights the case of Rumah Pangsa Orkid, a low-cost flats property in Ulu Tiram, Johor, which made it into the Malaysia Book Of Records in 2014 for obtaining the ISO 9001:2008 standard for exemplary management.

“Until today, they remain the only low cost flat development to have achieved this,” he says, adding that there are yet to be any high-end condominiums accorded the same standard.

Mohamad Ridzwan says the ministry will continue to actively educate dwellers on proper management of their properties.

“We will embark on more education programmes to promote better practices through advertisements in the mass media,” he says.

On the Strata Management Tribunals to hear disputes, Mohamad Ridzwan says four such tribunals have been successfully set up to cover different zones in Peninsular Malaysia.

“Since their formation the tribunals have heard about 200 cases per month,” he says.

In March, Sunday Star reported that residents who do not pay maintenance fees and other charges were set to face the music, with the Government forming a team to strengthen the enforcement of the Strata Management Act.

The Act also enables residents to take their disputes to a Strata Management Tribunal to settle matters.

Building Managers Association of Malaysia committee member Richard Chan agrees that the “biggest and most critical” problem is the collection of fees, saying that it is rare that JMBs or MCs are able to collect payment from 80% of residents.

“It is more common for the collection rate to be at 40% or 50%,” he says.

Chan laments that petty excuses are often given by residents to defend their refusal to pay up.

“Some refuse because they don’t use the facilities.

“When people ask why they don’t want to pay, they simply say they don’t swim or play tennis,” he shares.

Chan adds that many unit owners live elsewhere or are based overseas and so are reluctant to pay.

“Some are not satisfied with services like garbage collection and defy orders to settle the fees,” he says.

He urges future condo owners to refrain from buying properties that come with all sorts of facilities if they are unwilling to pay up.

“Sometimes, it isn’t about whether they can afford the fees or service charges. It is about their attitude and mentality.

“Some don’t pay simply because their neighbours are not paying and are getting away with it,” Chan says, adding that such attitudes have resulted in some apartments owing up to RM200,000 in water and electricity bills.

The lack of money in the sinking fund also hinders JMBs and MCs from paying for major works like repairing lifts.

“It becomes a vicious cycle. Because people are not satisfied with the upkeep of the place, they do not pay the fees.

“But when they do not pay, there isn’t enough funds for upkeep,” he says.

Also, developers must do their part by informing all potential property buyers of the exact amount of all service charges, says Chan.

“Developers will try to promote their projects for more sales but they should also inform buyers of the fees they are expected to pay.

“Owners should also consider that, after a year, the fees may go up as warranty periods for equipment expire,” he says.

Federation of Malaysian Consumers Associations secretary-general Datuk Paul Selvaraj says many complaints against MCs have been made to the federation.

“High-end condominiums are generally better managed. We received a lot of complaints from people in medium cost apartments,” he says.

He says that consumers and the building management should both be more responsible.

“Consumers need to settle payments that they have agreed to. But they should also be receiving good service in return, like efficient rubbish collection,” he says.

Selvaraj highlights that the only way forward is for management bodies and residents to have a good working relationship.

“People should understand that managing their building is a collective responsibility.

“More dialogues should be held on how to improve the community to ensure good quality of life wherever we live,” he adds.

by Yuen Meikeng The Star/Asia News Network

More professionalism needed in managing high-rises


WITH more high-rises mushrooming, a Building Managers Board is urgently needed, according to Tan Sri Teo Chiang Kok, deputy president of the Building Managers Association of Malaysia (BMAM).

BMAM is an umbrella body comprising stakeholder organisations representing management corporations (MCs), joint management bodies (JMBs), chambers of commerce, developers, engineers, architects, shopping and high-rise complex managers, and managing agents.

Appealing to the Urban Wellbeing, Housing and Local Government Ministry to set up the board urgently, Teo says such a body is long overdue.

“Millions of stratified properties are coming up. Building management is becoming a very big industry. We have to start regulating. All building managers must be registered and regulated,” he says.

To date, some 600 building managers have voluntarily registered with the association, he shares, estimating that there are probably tens of thousands more.

Meanwhile, the BMAM is focused on educating its members and interested parties on good management via collaborations with institutions of higher learning.

Describing building management as a multitasking, multi­discipline function that attracts people from various backgrounds and with a variety of skills, Teo says that basic criteria for the role is needed. A Building Managers Board, once set up, will have guidelines and regulations to bring professionalism to the role.

Persons deregistered by the board cannot be hired as property managers, he suggests. This, he feels, will make hiring building managers cheaper while ensuring that they are monitored.

“So long as they fulfil the board’s requirements, anyone can be a building manager. The board will monitor and weed out the errant ones. JMBs and MCs can hire cheaper, smaller companies, even individuals, to manage their buildings if they don’t have the budget.”

Urban Wellbeing, Housing and Local Government Ministry urban service division undersecretary Mohammad Ridzwan Abidin acknowledges the proposal to set up a Building Managers Board.

“However, no decision can be made by the ministry yet as this matter is still being discussed,” he says.

He says the ministry issued a directive to Commissioners of Buildings nationwide last month to register all managing agents to protect residents from unscrupulous parties.

The BMAM would also like to see the country’s 150-plus Commissioners of Buildings (COB) given proper funding and staff. The role of the commissioner is mostly undertaken by local council heads or mayors, which isn’t right because they already have so much on their plate, he says.

The Commissioner of Buildings must be a dedicated, full-time position supported by an adequately funded department. Now, it’s mainly a one-man show, he observes.

“The Act is a good tool,” he says, referring to the Strata Management Act 2013, “But it’s for the COB to implement it efficiently. An effective COB can nip many things in the bud – the COB can call a unit owner, find out the grouses and give directives. If the COB can offer easy resolution, a lot of problems will be solved.”

Apart from supporting the position of COB, JMBs and MCs must familiarise themselves with the Strata Management Act, says Richard Chan, a committee member of the Building Managers Association of Malaysia and a past president of the Malaysian Association for Shopping and High-Rise Complex Management.

“For instance, many aren’t aware that money collected should go to JMBs and MCs – not the companies or individuals hired to manage the property. What if these companies don’t pay the service contractors?”

On Tuesday, a full-day strata management seminar will be held at Wisma Rehda in Petaling Jaya, Selangor, to explain the Act, he says, urging stakeholders to attend the event.

Teo feels that the Act is too harsh on JMB volunteers. Calling it a thankless job, he says it’s difficult getting residents to even attend AGMs, what more serve on the JMB.

“Despite not being paid, JMB members risk personal liability actions. It’s too onerous. It’s overkill because there are already laws like the Penal Code which imposes fines and jail terms.”

And he feels that the Act places too many obstacles in front of willing volunteers.

“The JMB chairman and members can only serve for two and three years respectively. Such restrictions will make things worse because as it is, no one wants the job. Our solution is to extend the chairman’s term to three years; but if at the AGM there’s no one else who wants the post, he or she should be allowed to stay on. And members should be permitted to stay on for as long as they want.” -  The Star

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