hi,
I hope members can  assist me in my query about renovation that i am about to make. Thinking of extending the front porch with concrete slab roofing and wonder whether the is a standard warranty period against defects, eg water leak  etc. from the contractor. As many of you have constructed or in progress, whether there is such a thing as defect warranty period  as to my understanding concrete works would not show immediate defects as above unless very poor workmanship. Anyone ,any comments please.
thanks.

TS, the defect liability period for renovation works is very much depend on the owner and contractor negotiation. It could be vary from trade to trade.
Give you some example,
Waterproofing - 10 Years warranty.
Roof truss - 10 years warranty.
External paint - 5 years warranty.
Shingles roof covering - 30 years warranty.

With regards to payment with-holding, I don't think the contractor would agree to hold his final payment(10%) for 6 months, let alone 1 year as the moment the works is completed, he will ask for full payment.

The reason of my question is as my intended porch renovation is  of concrete roof slab, the defects like leaking would not be possible to detect within 6 months as normally such occurances happens after 1-2 years, as what my friend experience, right in the middle of her porch. Contractor - deny responsibility and cabut. Cost of repair plus waterproofing - 8k. 

Is asking a 2 year warranty against leaks sounds reasonable?

If you worry about water leakage, i will suggest you don't reply on waterproofing system alone, coz most waterproofing system fail.
Do something on your structure roof, design it in such a way to ensure good flow of water, then add on with waterproofing system, you will be safe.

Metaldeck roofing is different from spandex roof? Improved version?

Brother you are really one kind, there is no contractor allowed you to uphold 5-10% for 6 months so call retention or liability periods, even under discussion. No Way.. Unless you choose to go all in proper building procedure $$$$$$$$$$$$$$. I think the way you advice is jeoperdising ppls property as the contractor will show you gangsterism and bear this in mind never said 'i don't pay or i will not pay' to the contractor. I believed most of the contractor out there is talking about 'connection'.

If during negotiation and ask for retaining fees, I am sure the renovation cost will be 100% + x%, x% being the retaining fees. Contractor will not be loosing end but house owner.

Is all about trust and select the correct contractor.

First of all i dun speak onbehalf of any side as i have an experience before although im a designer for almost 12 years and does not related weather you agree or anyone to agree. Sumhow you did, from what i can see most of your post is blaming the contractor never deliver, enforcement retention, 100% collection & etc. There is nothing you can do to meet the absolute solution between contractor or customer besides if you choose the actual procedure by CIDB, MOF & etc from the beginning, $$$ again! Or by trust as vetkin said will comes to Win Win situation.

My current projects is in Shah Alam seksyen 7. Built & design for 4 banglo's FYI there is no retention figure to be allowed, but we still provide 1 month defect liability period (5%) provided is regular & genuine customer. Our scope is only interior cost at 400k above for each banglo.
All this while is been practicing by contractor whereby anyone can enjoy cheaper price. Are you the contractor (Oparloh) ? If you do, will you allow 5-10% 6months retention for renovation works? Unless you are doing charity for 6months interest.. There is no such retention to be applied dude but not for projects.

BTW i don't see stars or keyboard warrior, i bet you are not in this industries whereby i don't see any point by giving KLCC with terrace house.

Need consultation, my showroom in Bdr Sri Permaisuri/my showhouse in Alam Damai/my factory in Balakong.

The key word you have mention "small-time contractors", and sometime problem may not come from contractor, it maybe from the house owner.

One example, I think some forumer here doing business have face such customer that are really no ethical, just want cheap. Using lowest quote and show to competitor and ask for even lower price, than after got lower, go ask back another contractor lower price.. End up get a lousy contractor. A experience and good contractor don't even want to fight price.

Another example, to save cost, break the jobs to difference contractor, but did not hire a good PM to monitor and do proper workflow of jobs. This may result some repeat work need to do by some contractor and may impact quality when repair is made.

i seen nasty contractor, but also see lots of nasty customer.

I think its all about communication. Job scope which owners assume is covered by contractors but actually not covered.

Disputes are aplenty when the only 'contract' is written on a piece of paper with the scope of works in broad categories eg. r.c works, walls, roofing, plumbing, etc.

Example when a job scope such as roofing, some owners thought gutter is included but according to standard quotation by majority contractors when they mention to supply and construct timber truss monier roofing it does not include the gutter itself unless mentioned.

Not all houses have gutters. It is considered as an additional item unless stated otherwise.

The key point here is sometimes owner assume so its important for contractors to clarify and don't assume owners aware as well. Above is just an example case study there's lots more. If both parties communicated well i don't think the payment will be tough and usually payments is withhold is because of unsatisfied owner.

Owners are laymen who don't know anything about construction. The contractor has to take the lead to avoid dispute. It's more to the contractor's advantage when it comes to 'grey areas'.

Who's right and who's wrong is still case to case basis. Hardly avoid these situations because owners is not familiar in details of construction and its cost and they keep on compare quotation to quotation and capture the lowest.
Certain things comes expensive with its reason and not always the contractor trying to "parang" so its important for contractor and owners both understand the reason behind it.

In the absence of detailed documentation, it's all about trust, give-and-take, goodwill.

The price for renovation slightly higher is due to its quantity of job scope, the larger the job scope the more lower cost can be negotiated. Withholding retention is not healthy for contractors but its a assurance for owners. Normally contractors seldom provide retention for small scale projects.That's why recommendation is very important to get trusted and reputable contractors. 5% is like withholding the contractor's profit for the next 6 months and its not 100% can claim back as well assume there is no defects. No certainties.

The is the issue I was banging on. Every contractor would want to collect 100%money. Is the job done 100% 0% retention is unfair to the owner .


Normally contractors don't come back to rectify is mainly because of no profit where they might be squeeze by owners previously. Normal as who wants to do free work? If the profit is reasonable we will seldom see contractors don't come to rectify. To avoid this, don't expect paying RM 1,000.00 and get RM 1,500.00 work because some cases such as add this add that at the end of the project with no VO.

You sound like a conscientious contractor but not all contractors are like you. The profit is reasonable but they don't want to come back. How?


I personally met cunning owners as well where they put the rectifying cost on me which is not my fault and its cause by a third party contractor, end up i choose to swallow and to be more careful next time in taking up projects.

I understand your plight, I know contractor life is not easy. Thing is, there are the irresponsible and unscrupulous ones we have to be wary about.
The contractor - owner relationship in the course of a construction job is indeed stressful. I believe it is quite an achievement for a contractor to remain friends with an owner upon the completion of a job.