hi, the developer can request the authority to get them approve for using normal rate for residential.

for residential condominium, example XXX Condominium that consist of 3 block, it has to be complete the 3 block then only it will get the CCC (certificate of completion compliance). then VP will take place and u get the key. however in certain scenario partial completion could be allowed by authority.

I believe u talk about different project. just another block built at adjacent to the completed 1.

u will never know whether they done piling or not as u have no access to the drawing. ur management office do have a set of as built drawing copy. which mean what had been actually built would be recorded in the that set of drawing. and this case u just need to have faith they done the work thoroughly. just like having faith when u cross the green traffic light, opposite car won't against the red light and bang u.

highland tower case are more on construction work in slope / high ground. as per the finding of the court case, various of consultant didn't done the job well by discover the adjacent ground condition and etc. the design for the building to support itself is sufficient but the consideration of adjacent ground condition is not achieve.

I think when they going to do the piling work, if there are building close to the project they will use hydraulic jack piling method. more pricey method of driving the pile. it won't cause much vibration like usual hammering method.

for budgeting sake, client usually will use 150kg for every 1m3 of concrete. ur 4.9tonne should be the actual weight I suppose

that would be unusual if 3 block within same project. example the 3 block should be sharing the same facilities like gym room swimming pool etc. that facilities completed?

u mean as a purchaser checking defect while collecting key? that's solely up to purchaser if a purchaser can be fussy, any perfect house also have "defect". if he take out a 1.2m long aluminium hollow section as tool to check ur wall straightness, fail big time already

first is water leaking. best if u collect ur key and inspect the unit after heavy rain. all the termination area between windows and wall, and also the wall facing outside can seen water mark if there are water seepage.

beside that u might like to see if the tile line is align with the wall.

next 1 try to check if the toilet floor whether they do laid in a fall. just spray the water on floor, if got big puddle of water mean the tile not lay to fall. (fall toward floor trap) check if ceiling at toilet got wet or not incase the top floor toilet waterproofing fail.

basic checking la.

anyway, depend on the developer u purchased from. if those not competent 1, they rather wait u issue letter to them only proceed. after 2 months time? some dilemma here. especially that 2 months time u probably in the midst of ur own renovation.

hi, sorry for "abandon" this thread for a while.

actually is like the chart below, i try to put a simple chart so u can understand better. below is a chart for structure work. so for a building, we use the plan view and divide into 2 zone, namely zone A & zone B. if bigger site will divide into more zone. so each floor we have zone A and zone B. so horizontal denote as weeks, vertical is level of building. sequence of work is like this, complete level 1 zone A, only move to level 1 zone B. it look like u need 4 week to complete a floor, but in fact every 2 weeks u complete a floor. reason is because u have 2 team of workers. 1 team only do zone A, another do zone B. so level 1 zone A complete, then they move to level 2 zone a. in construction time is money. so have to plan the work within schedule. the chart only display structure. imagine u have all work included, the chart would be very massive and complex. u have facade, architectural work etc and different work might have different sequence. average there would be about 40 trades of work in each project. imagine this chart show 1 trade, put 40 trade inside would be really complicated. but this is important because it help u to plan the work, and at the same time it can be as a reference of claiming extension of time etc.

main contractor have lesser margin compare to subcontractor.

let's say a subcontractor cost 1mil + 15% profit, he have 1.15mil of contract.

but contractor have 150 mil + 3% profit = 154.5 mil of contract.

also main contractor distribute the risk to subcontractor. main contractor no need much asset like machinery, equipment or material but subcontractor need to have those thing to operate their work. in conclusion, main contractor manage the work and earn the money while subcontractor need to own the machine to carry out the work and earn money.

how many units per floor? if u mean after ground work (substructure work i mean) complete, it take abt 24 months to complete a condo with 15 units x 1500 sqft per floor.

of course it could be varies depend on the complexity of building. and also things will happen in the midst of construction. like design changes or compliance issue and it will probably draw another few months.

any profession in construction industry also have opportunity to be a main contractor. but u need to have capital, that is the most important things. cash flow is the crucial thing as a main contractor, need to play around it will. if ur cash flow got problem, that's quite risky as could be easily get wind up by other.

u can start of with consulting engineer and then u can become associate partner (which is partner of firm) from there on u can slowly move on to be a contractor. there are always short of competent engineer and it won't be common. market flooded with contractor. and contractor not an easy path, coz u need to compete with other contractor. u might want to have a higher profit margin but imagine ur competitor lower the price to get the job, what would u do? a contractor, u bid the project with high price, u can't get the job. u bid with low price, u might suffer loss at the end. is a dilemma to be a contractor.

on the contrary, lower floor take longer time. it considered podium and a lot of services would be commence at lower level. and also at the beginning lot of planning and coordination require hence take time. main contractor will incorporated all service into 1 drawing to ensure there are fit and no clashing / discrepancy happen.

also car park consist of ramp and also is a heavy loading structure. perhaps they might also do pre-stress concrete slab which also take time.

until the typical apartment unit, things getting faster as everyone familiar with the pace of the work and also typical floor generally is same so they will pick up progress from there

is it normal condo? without special facade? should be within 2 years. from ground work

the years of course can be change. due to some project require longer. therefore when the developer sign SPA with u they will amend it and let u know that this would take more years. so at the end it is abt the agreement between buyer and seller.

as a purchaser, u only have contractual relationship with developer. so how the main con did, u only can complain to developer. of course as purchaser, if u know who is the main con it will help u determine well whether u wanna buy from them as u know which main contractor going to do the work.

the quality actually all depend on how the developer implement their quality plan against main contractor. if the developer is competent enough, different contractor will build the similar quality for project a,b, and c.

This post has been edited by iwubpreve: Aug 22 2016, 04:42 PM

depend 1. even developer not good but a responsible main contractor will do it. but it is like chicken and egg thing. so a responsible main contractor will usually be competent but their competent come with a price. so usually they are not the lowest bidder for the project. most of the time, developer wanna maximize profit so they will award to lowest bidder. u know a lot of main contractor that willing to throw the price in order to get the project. at least they need to take care for their company employee. so award to lowest bidder they will usually save cost and save a lot of work

in general u can't expect much if u pay lower price for property

but of course i did see some good developer (high end property) they really honour their purchaser. Selangor Dredging have a lot of come back purchaser. so even after defect liability period they still change the brand new kitchen cabinet to their purchaser. some purchaser take over unit after 2 years also didn't move in. so things spoil and they take initiative to rectify it for free. of course SDB properties is pricey

well, all developer do that including big developer. if company capable to get loan, why not? coz example u have 100mil cash. this is sufficient to build 1 high end condo. but why not u borrow another 1 billion to build 11 high end condo?

still possible now. reason is because the developer no money to finance the job. say this project building cost 100mil and it have 200 units with 600k each unit which can sell 120 million. usually when certain amount of unit sold then they will start the project. say at the middle of project progressively it hit 50 million (progress 50%) while sales only hit 70 million, bank will release 70 million times progress 50% which is 35 million. if developer no cash then gg already. no money finance and need to declare insolvency. simple explanation.

bank will not support developer. bank pay developer because the purchaser borrow money from bank for the unit they purchase. bank just release the money purchaser borrow to developer base on the progress % certified by architect.

so if fully sold then developer shouldn't have any issue. unless they have design issue, need to redesign and redo then that is other issue. cost overrun.

that's good deal I guess. well, this can't be blame. cOz nobody can predict the future. u can't guaranty ur next iPhone 7 won't explode what