A PULLOUT EVERY FRIDAY WITH

FRIDAY, DECEMBER 8, 2017 . ISSUE 2549/2017 . PP19055/06/2016(034530) PRINT + DIGITAL

EP EP EP EP

04 NEW S
04
NE W S
07
FE ATU RE
14
FE ATU RE

I&P Desaru Coast Time for

to launch Adventure property
its ˎrst Waterpark managers
condominium slated to open to embrace Beware
in Alam Damai mid-2018 proptech of leaks!

KEEPING
MALLS
M
RRELEVANT
How does a mall keep up with the times? It takes
more than a facelift these days in light of the online
shopping trend. See Pages 10 to 12.

available
online + offline
where do i get a copy of
this weekly pullout?
go to
www.EdgeProp.my
to download
for free
EP 2 FR I DAY DEC EM B ER 8, 2 0 17 • TH EEDGE FI N AN C I AL DAI LY

NEWS HIGHLIGHTS from www.EdgeProp.my

S P Setia offers
‘Jom Pindah’
campaign in Johor YTL, Marriott plan two new hotels in KL
S P Setia Bhd has launched its ‘Jom YTL Hotels & Properties Sdn Bhd,
Pindah’ year-end campaign, offering the hospitality arm of YTL Corp
a slew of products in the southern Bhd, will be teaming up with long-
state of Malaysia, Johor. term partner US-based Marriott
According to the developer, the International Inc to build two new
participating products will range luxury hotels in Kuala Lumpur.
from serviced apartments to landed Management agreements were
homes as well as factories. signed between the two parties on
Tuesday for the design and develop-
ment of hotels under the JW Marriott
brand in KL Sentral and the Edition,
which will be located near KLCC.
According to YTL Hotels & Prop- The JW Marriott in KL Sentral hotels in YTL Hotels & Proper-
erties executive director Datuk will sit on a 5-acre site owned by ties’ Niseko Village in Hokkaido,
The Edge Property Sdn Bhd
(1091814-P)
Mark Yeoh, the design and approv- YTL and may see completion in Japan were also signed with Mar-
Level 3, Menara KLK, al of the hotels may take about 18 2021, Yeoh said. riott International for the devel-
No 1 Jalan PJU 7/6, Mutiara months, with construction likely Memoranda of understanding opment of the W Hotel and the
Damansara, 47810 Petaling Jaya,
Selangor, Malaysia to take another two to three years. for the development of two luxury Edition there.

EdgeProp.my “The properties are available for

Managing Director/Editor-in-chief
sale at seven strategic locations, Melaka monorail ed over to its anchor tenant by 1Q19,
Au Foong Yee
namely Bukit Indah, Setia Eco resumed on Monday said IJM Corp Bhd.
Gardens, Setia Eco Cascadia, Setia The group held a topping-up cer-
EDITORIAL Indah, Setia Tropika as well as Setia The Melaka Monorail has resumed emony of the 27-storey office tower
Editor Lam Jian Wyn
Business Park 1 and 2,” said S P Setia operations on Monday, ending a on Tuesday, marking it as the first
Contributing Editor Sharon Kam
Deputy Chief Copy Editor general manager Saniman Amat four-year hiatus owing to technical building to reach its top within the
James Chong Yusof in a statement on Monday. issues. at a cost of RM16.5 million, links upcoming TRX development, said
Copy Editor The ‘Jom Pindah’ campaign will Melaka City Mayor Zainal Hussin Taman Rempah to the Hang Tuah IJM Corp.
Geraldine Tan
Writers Rachel Chew, Natalie Khoo,
offer low down payment fees as well said the service would operate from Station at Jalan Bunga Raya. The Grade A, LEED Gold-certified
Shawn Ng, Lum Ka Kay as subsidised loan instalments and 10am to 10pm on weekdays with ex- and MSC-status office building has a
Art Director Sharon Khoh maintenance fees throughout the tended service until midnight on Menara Prudential gross floor area of 560,000 sq ft and
to be ready for
Design Team
Rajita Sivan, Jun Kit
first year of purchase. weekends. is coming up on a 1.18-acre parcel

For New Launches/Events/

Bumiputera buyers will also enjoy
additional discounts, added S P Setia.
“Currently, only one coach, which
can accommodate up to 15 peo-
handover in 1Q19 of land.
The building is expected to be
Press Releases/News Tips On top of this, the developer will ple, will travel for each 30-minute Menara Prudential, located at the completed in December next year,
email: [email protected]
Tel: 03-7721 8211 Fax: 03-7721 8280 also be giving out IKEA gift cards round,” he said. new Tun Razak Exchange (TRX) fi- with 84% of its net lettable area
worth RM50,000 to purchasers dur- He added that tickets will be nancial district in KL, is expected to already leased. The tower will be
ADVERTISING & MARKETING ing the campaign period to offset priced at RM10 each. be completed with interior fit-outs Prudential Assurance Malaysia’s
Associate Account Director,
Advertising & Marketing
furnishing costs. The 1.6km line, which was built and services, and ready to be hand- new Malaysian headquarters.
Heidee Ahmad (019) 388 1880
Senior Account Manager
Ian Leong (012) 359 1668 trending How do I get past issues of this weekly pullout?
Account Managers
Jeffrey Yeoh (016) 217 9227
Khairul Amilin Ismail (019) 426 5101
Marketing Support & Ad Trafˎc
now Go to www.EdgeProp.my to download for free

Madeline Tan (03) 7721 8218

email: [email protected]

NEGOTIATOR & CUSTOMER

LAUNCHES + EVENTS If you have any real estate-related events, email us at [email protected].
Events listed here will also appear on www.EdgeProp.my.
ADVISORY SERVICE
Senior Manager Elizabeth Lay
Senior Associate Stannly Tan
Dish Out the Gourmet Join Bukit Kiara Properties at Sales Gallery, Kelana Jaya,
Associate Karen Wong Date: Dec 9 (Sat) its Make Your Wish campaign Petaling Jaya, Selangor
Time: 3pm to 6pm launch and win attractive prizes Contact: (017) 964 0788
For enquiries and listings
email: [email protected] Venue: Paramount Property worth a total of RM25,000. Celebrate the festive holiday
GL: (03) 7721 8175/ 8172 Gallery, Lot 94, Jalan Universiti, There will also be live band season with Sunway Property
Seksyen 13, Petaling Jaya, Selangor performances, Santa Claus meet- by taking part in a Gingerbread
EdgeProp.my pullout is published
by The Edge Property Sdn Bhd. It is
Contact: (03) 7931 8091 and-greet sessions, sand painting, Man baking workshop, games
available with The Edge Financial Paramount Property invites all gingerbread DIY, and lucky-draw booths, magic show, and
Daily every Friday. The pullout to join them with Chef Nathalie sessions during this fun-filled Christmas dance and carols.
is also distributed at more than
of Nathalie Gourmet Studio to weekend event. A wide range of
200 ofˎces, shopping complexes,
condos, medical centres, F&B outlets learn how to prepare a three- Mercedes-Benz models will be
and LRT stations in the Klang Valley. course meal for Christmas this available for test drive as well.
You can also download it for free at year. For interested participants,
www.EdgeProp.my
please call to RSVP. 360° Flexi Property
Showcase
Exclusive viewing Date: Dec 10 (Sun)
of The Mews Time: 10am to 6pm
Date: Dec 9 and 10 (Sat and Sun) Venue: Seri Pajam Sales
The Edge Malaysia Time: 10am to 6pm Gallery, PT-9889, Jalan BBN
Venue: The Mews KLCC, 19, Jalan 1/3J, Nilai, Negeri Sembilan
Publisher and Group CEO Yap Kwan Seng, Kuala Lumpur Contact: (06) 799 2218
Ho Kay Tat Cowboy Town Contact: (017) 266 1188 Seri Pajam Development The Clio Residence
EDITORIAL Date: Dec 9 and 10 (Sat and Sun) The newly completed The Mews is organising a 360° flexi private tour
Editor-in-Chief Azam Aris Time: 5pm to 10pm is an international collaboration programme customised to Date: Dec 9 and 10 (Sat and Sun)
CORPORATE
Venue: TRIO Sales Galleria, Lot between Eastern & Oriental Bhd suit the needs of homebuyers. Time: 10.30am (Session 1), 12pm
Chief Operating Ofˎcer
Lim Shiew Yuin 82623, Jalan Langat / KS06, Bandar and Mitsui Fudosan Residential. Some of its features include low (Session 2) and 2.30pm (Session 3)
ADVERTISING & MARKETING Bukit Tinggi 1, Klang, Selangor Limited units are available. down payment, zero interest Venue: IOI Galleria @ IOI
Chief Commercial Ofˎcer Contact: (03) 31623322 instalment up to 36 months Resort City, Putrajaya
Sharon Teh (012) 313 9056
Yeehaw! Keep calm and be a Make Your Wish and hassle-free renovations. Contact: (03) 8947 8899
General Manager
Kingston Low (012) 278 5540 cowboy at S P Setia’s Cowboy campaign Terms and conditions apply. Get a closer look and experience
Senior Sales Managers Town event and enjoy exciting Date: Dec 9 and 10 (Sat and Sun) the actual unit of The Clio
Fong Lai Kuan (012) 386 2831
activities such as a Cowboy vs Time: 11am to 3pm The Magical Residences by IOI Properties
Gregory Thu (012) 376 0614
Michael Tan (012) 213 0252 Apache live show, fire-eating Venue: Verve Suites KL South, Christmas Town this weekend. Participants will
Creative Marketing performance, rodeo challenge, BKP Gallery, 355, Jalan Klang Date: Dec 9 (Sat) have to register and meet at IOI
Chris Wong (016) 687 6577
hook the bull challenge, arrow Lama, Kuala Lumpur Time: 3pm to 10pm Galleria for a mini briefing before
Head of Marketing Support
& Ad Trafˎc shooting, cactus hook and can toss. Contact: (03) 7980 8999 Venue: Sunway Serene departing to The Clio sales gallery.
Lorraine Chan (03) 7721 8001
EP 4 FR I DAY DEC EM B ER 8, 2 0 17 • TH EEDGE FI N AN C I AL DAI LY

N EWS

I&P to launch its ˎrst

condominium in Alam Damai
I&P
B Y L U M KA KAY condominium suitable for them. Besides,
the location is superb.”
KUALA LUMPUR: I&P Group Sdn Bhd, I&P launched the 641-acre Alam Damai
now a member of S P Setia Bhd, will be township in 1998 with the concept of “life
launching the first condominium block at amidst greenery”. The township is already
Cemara Damai Residence in Alam Damai, almost completed.
Cheras on Dec 16. It is accessible via Federal Highway, Shah
Situated on an 8.16-acre leasehold site, Alam Expressway, Jalan Cheras-Kajang and
Cemara Damai Residence will have a to- Middle Ring Road 2. Soon, the township will
tal of 478 condo units housed within two also be connected via the Sungai Besi-Ulu
32-storey towers, group managing director Kelang Elevated Expressway.
Yuslina Mohd Yunus told EdgeProp.my. “We’re very committed to landscaping
This would be I&P’s maiden condomin- and lush greenery across the township. For
ium project in its Alam Damai township Cemara Damai, Cemara is the name of a tree,
development. we will carry through the greenery concept.
Tower A, which has 239 units with a GDV “Based on our previous launches in Shah
of RM135 million, will be launched first. Unit Alam such as Alam Impian, if you launch at
built-ups range from 810 sq ft to 1,292 sq ft the right price, you will still be able to cap-
with prices from RM535 psf. ture the market. Nowadays consumers are
“It’s been a while since we launched very price-sensitive,” Yuslina added.
something in Alam Damai — since 2012 The developer will also be launching 33
in fact. The market is a bit challenging right Cemara Damai Residence is I&P’s maiden condominium project in Alam Damai, Cheras. units of 2- and 3-storey shopoffices in the
now but I feel this could mark a strong township called Damai Circles Business
LOW YEN YEING | EdgeProp.my
comeback for us. We are confident about Suites 2 in 1Q18.
the project. She admitted that it has been a challeng- “As this is a mature township, our com-
“Our branding is already strong and go- ing period for her due to the merger exercise mercial units have done well in the past. And
ing together with S P Setia will only make us with S P Setia. “But I’m glad and thankful now with so much accessibility to this area,
stronger,” she said. Yuslina was appointed for the support of the entire I&P team. The I’m confident it will do well,” said Yuslina.
I&P’s managing director effective May 1, make or break of the merger lies with the There will be more launches in many of
succeeding Datuk Jamaludin Osman who Yuslina: people,” she remarked. I&P’s townships next year. “We are aware
retired on April 30. Subsequently on June 22, We are With regards to Cemara Damai, the pro- that there is a void between homebuyers
S P Setia entered into a conditional share pur- conˎdent ject is targeted at young families in Alam and landed homes supply. And our forte
chase agreement to acquire I&P for RM3.65 that Cemara Damai. “It is a mature township with res- has always been landed homes.
billion from Permodalan Nasional Bhd and Damai idents there who would like their family “In terms of location, we’re already there
AmanahRaya Trustees Bhd. The acquisition Residence members to live in the same vicinity. We are because our landbanks are located at stra-
was completed on Dec 1. will do well. responding to the demand in the area for a tegic locations,” she added.

Desaru Coast Adventure Waterpark

slated to open mid-2018
DESARU DEVELOPMENT HOLDINGS ONE

PETALING JAYA: The construction of the courses, hotels and resorts, retail village
Desaru Coast Adventure Waterpark, one and a conference centre. The development
of the largest theme parks in the world, is has also attracted four international hotel
slated for opening in June next year. brands to set up the Westin Desaru Coast
The theme park is part of the Desaru Coast Resort, Anantara Desaru Coast Resort and Desaru
resort development in Johor that spans over Villas, Hard Rock Hotel Desaru Coast, and an Coast
3,900 acres along a 17km beachfront in De- exclusive 6-star luxury Aman Resort and Villas. Adventure
saru, Kota Tinggi. Desaru Development Holdings One is Waterpark
Desaru Development Holdings One Sdn the master developer of Desaru Coast and a will feature
Bhd executive director and CEO Muham- wholly-owned subsidiary of Desaru Devel- the largest
mad Zainal Ashikin Muhammad Rejab said opment Corp Sdn Bhd, which is a subsidiary wave pool in
Desaru Coast aims to become Asia-Pacific’s of Khazanah Nasional Bhd. Southeast
leading premium integrated resort and it Zainal noted that one of the highlights of Asia, as
will reach a milestone with the opening of Desaru Coast is the Els Club golf club, which well as the
the theme park. comprises two golf courses — the 27-hole ‘region’s ˎrst
“At Desaru Coast, we can present a The Ocean Course and the 18-hole The steel water
unique leisure offering, a place for Valley Course. The former opened coaster’,
travellers from around the world to in September 2016 while the latter
escape in a region of stunning natu- opened in March this year. Meanwhile, the 23-acre waterfront retail our ‘Incubation Programme’, designed to
ral beauty. Alongside our world-class “Since the opening of the golf and lifestyle village Desaru Coast Riverside develop entrepreneurial expertise in local
golf offering, visitors can also enjoy the courses, we have seen a surge in tourist will feature a wide range of retail as well as businesses, both new and established,” he
Desaru Coast Adventure Wa- arrivals and we are confident that F&B and entertainment offerings. offered.
terpark, featuring the largest this trend will continue especial- Zainal said Desaru Coast could be a ma- “The region is thriving with opportunities,
wave pool in Southeast Asia, ly with the emergence of even jor catalyst to Kota Tinggi tourism as well far removed from the saturated property
as well as the ‘region’s first more exciting premium offer- as create jobs and business opportunities. and investment environments of some of
steel water coaster’,” he told ings at Desaru Coast,” he said. He estimated that there will be around the region’s traditional markets. Our offer
EdgeProp.my. 4,000 job opportunities to be generated is enhanced by the location, perfectly situ-
However, he declined Zainal: Since the opening of in the coming years, creating a huge posi- ated on the southern gateway to Malaysia,
to reveal the development the golf courses, we have seen tive knock-on effect to all areas of the local with ease of access for both domestic and
cost of the multi-phase De- a surge in tourist arrivals and economy. international travellers,” he said, adding that
saru Coast development, we are conˎdent that this “We are looking at more comprehensive Desaru Coast is accessible via road (high-
which also includes golf trend will continue. ways to engage our local community with ways), air and sea.
EP 6 FR I DAY DEC EM B ER 8, 2 0 17 • TH EEDGE FI N AN C I AL DAI LY

N EWS

AYDA 2017 winners revealed

LOW YEN YEING | EdgeProp.my
B Y L U M KA KAY

KUALA LUMPUR: Ng Wai How from Univer-

siti Malaya and Shahmeena Labeeb from Tay-
lor’s University took home the Gold Awards
for the Architecture and Interior Design cat-
egories in the Asia Young Designer Award
(AYDA) 2017.
Ng’s winning design “War Museum — an
extension of Tugu Negara” combines history
and contemporary desires to create a reju-
venated narrative for Tugu Negara, which
at the same time upholds its importance
among youths.
His design balances the nuances of her-
itage and the natural landscape with mod-
ern elements to give a refreshed dimension
to the idea of conventional war museums.
Meanwhile, Shahmeena — who hails
from Maldives — named her winning de-
sign, a city beekeeping project, “Plan Bee”
to bring attention to the drastic decline of
honey bees around the world.
Plan Bee is a futuristic design that not (From left) Blu Water Studio chief executive designer and chief judge of the interior design category Lai Siew Hong, Goh, Shahmeena,
only seeks to regenerate old spaces by repur- Ng, Chong, and Sarly Adre Sarkum Architecture Sdn Bhd chief architecturalist/managing director and chief judge of the architecture
posing degenerated sites in Kuala Lumpur category Sarly Adre Sarkum
city centre, but also helps create an ecosys-
tem to assist in bee conservation, ensuring will be rebranded as the Asia Young Design- “We have received entries that cover a six-month internships to both gold and silver
the food chain will remain undisrupted for er Summit. wide range of areas such as regeneration winners of each category. This is definitely
years to come. “We have received more than 5,000 stu- of old spaces in order to create better value, a great opportunity for the winners to go
Themed “You for Tomorrow: Future Liv- dent entries from design schools throughout disruptive innovation for the betterment of behind the scenes to look at some of IJM
ing as Envisioned Today”, the annual com- Asia, of which 1,109 entries from 44 Malaysian tomorrow, redefining spaces for the future Land’s projects including large townships
petition was jointly organised by Nippon design institutions this year and the number is as well as preserving culture and traditions to smaller niche projects.
Paint Malaysia Sdn Bhd and developer IJM organically increasing each year,” said Nip- for future generations,” she added. “I was impressed to see young designers
Land Bhd. pon Paint Malaysia group general manager Meanwhile, as the collaborative partner harness and integrate the strength of the
The announcement of the results was Gladys Goh in her opening speech at the of the event, IJM Land managing director environment into their concepts. It is such
made in conjunction with the 10th anni- AYDA 2017 award ceremony held on Dec 5. Edward Chong said the developer’s support detail that proves to me that you all indeed
versary of AYDA. “In celebrating the 10th anniversary of for AYDA in Malaysia is a natural extension could just be the future this industry needs,”
Both Ng and Shahmeena will represent AYDA this year, I could hardly believe that of IJM Land’s enduring passion for good de- said Chong in his speech.
Malaysia to compete against 14 other Asian the years have passed this fast. We envisioned sign and innovation. AYDA is supported by the Ministry of
countries — Singapore, the Philippines, AYDA to be a platform for young designers “The youths are the fresh leaves in our Higher Education, Malaysian Institute of
Bangladesh, Thailand, Pakistan, Indone- to showcase their design ideas and to close- book of the future. We believe that as advo- Architects, Pertubuhan Arkitek Malaysia, the
sia, Iran, Vietnam, China, Japan, Hong ly engage with industry professionals and cates of creative thinking, playing the role Construction Industry Development Board
Kong, Taiwan, India and Sri Lanka for the practitioners. to nurture young creative talents and shape Malaysia, the youth wing of Real Estate and
Asia Young Designer of the Year for 2017 “When I look at the entries this year, I am future minds is our responsibility, which is Housing Developers’ Association, The Ma-
in March 2018. impressed by the forward-thinking capability why we have partnered with Nippon Paint laysian Green Building Confederation, and
Malaysia will play host for the four-day of our young designers, which truly reflects Malaysia for the past four years. the Ministry of Energy, Green Technology
AYDA regional Learning Programme, which their ability to think critically. “In support of this initiative, we provide and Water.

MIPEAC: Property market to stabilise

and improve in 2018
LOW YEN YEING | EdgeProp.my
BY LAM JIAN WYN Residential property transactions have at RM150,000 in 1988, which increased
improved to 48,076 transactions worth to RM250,000 just after 1990, then up to
PETALING JAYA: The Malaysian property RM16.47 billion in 2Q17, from 46,916 trans- RM550,000 just before the currency crisis
market is expected to stabilise and improve actions worth RM16.39 billion in the previ- in 1997.
next year on the back of an uptick in trans- ous quarter. Currently, such homes are transacted at
action volume, said the Malaysian Institute “These figures showed that despite the RM1.8 million, he said.
of Professional Estate Agents and Consult- sluggishness, the property market remains He noted that similar patterns in hous-
ants (MIPEAC). healthy and will continue to record sizeable ing values can be seen in areas such as Old
“The market may have slowed down amount of transactions,” he said. Klang Road, Taman Oversea Union, Taman
slightly but there are still significant trans- “People are still selling and buying prop- Melawati, and various housing estates in
actions recorded and movements in the erties, it [the property market] was not a Cheras, Ampang, Johor Bahru, and Penang.
property industry,” said MIPEAC deputy complete standstill, so we disagree fully “Demand for housing grows continually.
president See Kok Loong in a press state- with such claims made,” he said. The population is growing, people grow up
ment on Dec 5. Moreover, the 20,807 overhang units re- and require housing either for independence
The institute is rebuking recent claims corded in 1H17 were not a precursor to a See: People are still selling and buying or to start families. A slowdown in property
that the property market was headed for a property crash, he explained. properties, it [the property market] was not a development due to sluggish demand will
crash in 2018 as consumers could not afford “If we compare the number of transac- complete standstill, so we disagree fully with result in a spike in prices a few years later.
to own homes by then. tions recorded and the number of overhang such claims made, “Another reason why we do not believe
He highlighted recent figures by the Na- units, a total 94,992 transactions were re- there will be a property crash is, unlike in
tional Property Information Centre (Napic) corded for residential units in the first two Soon added that properties are long-term 1985 and 1997 where property owners could
which showed an increase in transaction quarters of this year while there were only investments, and that historically, property not service their loans due to large scale re-
volume — up to 77,582 transactions worth 20,807 units of unsold units in the first half values grow. trenchments, this is not the scenario in 2017.
RM33.3 billion in 2Q17, from 76,147 trans- of this year,” he pointed out. He cited a 2-storey terraced house in We have no evidence of a state of widespread
actions worth RM34.52 billion in 1Q17. MIPEAC secretary-general Low Weng Bangsar as an example, saying it was priced panic selling of properties,” said MIPEAC.
FR IDAY DECEMBE R 8 , 20 17 • THEED G E FINA NCIA L DA ILY EP 7

FEAT UR E

Time for property managers

to embrace proptech
PICTURES BY SAM FONG | THE EDGE MALAYSIA
BY S H AWN N G

T
(From left) it comes to technology adoption.
Adzman, In view of this, Azdman said
he advancement of Wong, costs have been decreasing as new
new technology has Sarkunan, technology and applications be-
changed not only the Liu, Nita- come more popular.
way we live but also sha and “I’m sure we don’t have to spend
the way we manage Leong at that much except for customisation
our properties. the forum [to meet specific requirements]. We
Coupled with the Internet of have to start somewhere. Explore
Things, which connects people, the apps that are available in the
things, data and processes, the market and find those that meet
interaction between people and your needs,” he offered.
devices is experiencing a major According to iSAP Solutions’
change and is transforming the Wong, end-users generally view
way the world works. technology positively but the chal-
In view of the future, it is inevita- lenge lies in getting them to invest
ble that the property management in it.
industry will need to embrace and Hence, he opined proof-of-con-
adopt technology in its operation. cept initiatives would be one of the
“A lot of large global consultancy best approaches to address the
firms are appointing tech experts issue, as such initiatives require
to head the technology revolution less funding and allow end-users
in all aspects of property technolo- to experience the apps themselves.
gy (proptech) — not only property
management, but in various areas. Liu: Wong: Leong: Integration, or
“Hence, if we — be it small or The MCs A property Depending differentiation?
big firms — do not leverage on the and JMBs manage- on the size End-users are also probably finding
trend, there will be a big world out in Malaysia ment of your it frustrating to deal with the varie-
there that we may not be part of,” are still has to be organi- ty of apps available in the market,
said Malaysian Institute of Profes- very cost- very clear sation and which is already very fragmented.
sional Property Managers (MIPPM) cautious about its manpower Azdman said there are shortcom-
president and Knight Frank Malay- when it objec- that you ings in the app development seg-
sia managing director Sarkunan comes to tives in have, let’s ment. For instance, he says some
Subramaniam during a forum at technology adopting not bite developers seem to ignore what is
the MIPPM Property Management adoption. proptech. more than already widely available in the market
Conference 2017 themed “Prop- one can and come up with similar products.
Tech: Driving the future of property chew. Thus, should there be one com-
management” on Nov 29. plete integrated app that offers var-
Joining the forum to discuss erty technology which could result Wong concurred. He said a prop- required. Give them three to six ious functions or should the indus-
the “Challenges in implementing in a painful and costly experience. erty management has to be very months of early notice to prepare try remain specialised in a specific
proptech in property management” clear about its objectives in adopt- and educate them so that they can area? Opinions were mixed.
were MIPPM vice-president and Start with the basics ing proptech. see the vision of the management,” “I personally believe in differ-
Exastrata Solutions Sdn Bhd CEO In response to these concerns, “At the end of the day, you need she said. entiation. If all the apps have very
and chief real estate consultant Leong suggested to begin with the to understand, if you want to apply Cushman & Wakefield’s Nitasha little differentiation from each oth-
Adzman Shah Mohd Ariffin; iSAP fundamentals and to not bite off a certain technology for your pur- believes that the property man- er, I don’t see how they can exist in
Solutions founder and CEO Kelvin more than you can chew. pose or your specific domain, ask agement industry is at a very good the market for a long time.
Wong; Propconsult Services Sdn “I think the top three challenges what exactly you are trying to get place currently to start embracing “At the end of the day, you still
Bhd principal Eugene Liu; Cush- hindering the successful adoption out of it,” he said. technology, as there is already a have to segmentise the users that
man & Wakefield global technol- of proptech can be summed up with On top of that, Leong noted that lot of relevant apps available in you want to serve and do the things
ogy solutions technology partner three questions: ‘what do we want due to the fact that people usual- the market. you are good at. And you have to
for India Nitasha Sreekumar; and to do?’, ‘why do we want to do it?’ ly do not like changes, it is crucial “You can start looking at incor- make sure that you have some dif-
Knight Frank Malaysia executive and ‘how should we do it?’. for property managers who want porating some of the newer technol- ferentiation so that no one can copy
director of commercial property “There are so many areas that to embrace technology to prepare ogies — be just like a child and be you,” said Wong.
management Natallie Leong. The proptech and IoT have ventured and educate their clients to ensure willing to try new things,” she said. Sarkunan concluded that there
forum was moderated by Sarkunan. into, so depending on the size of a smooth process. Meanwhile, PropConsult’s Liu is no such thing as a best app that
Among the challenges faced your organisation and manpower “Let’s put ourselves in the shoes pointed out that although the atti- can cater to every need, but the best
by property managers was the that you have, let’s not bite more of the end-user and think — how tude towards changes brought on apps would be those that are able
low acceptance of technology by than one can chew. do we make these changes more by technology is better now com- to integrate and upgrade when it
end-users. They also admit that “It is very important to know bearable? In the context of resi- pared to the past few years, the is necessary.
property managements themselves how much your organisation and dential or commercial properties, management corporations and He also believed that an app or
sometimes lack the experience and team members can do — that is the advance information and lots of joint management bodies in Malay- system that cannot integrate with
knowledge in implementing prop- most fundamental thing,” she said. planning from management are sia are still very cost-cautious when others will ultimately be phased out.
SOURCE: KNIGHT FRANK MALAYSIA SOURCE: KNIGHT FRANK MALAYSIA

The 4Ws and 1H in adopting proptech Four steps to ensure successful implementation
of proptech in property management
WHY would you keeping files, existing mobile management to WHAT is the cost?
adopt technology
in property
management?
follow-through with
ongoing tasks and
staff recruitment.
app developer
• hire an app writer
to customise
the entire complex
process of property
management.
Usually, the area of
coverage would also
determine the cost.
1 Training —
for all levels
of staff in the
2 Consistency —
be committed
to the
IoT and mobile whatever features Hence, one should organisation implementation
apps help ease HOW to start? you want first identify the WHO is the target
the property You can… critical function recipient?
management
process including
planned preventive
• buy something
that is already
available in
WHERE to start?
Technology can
be introduced
that technology
can play or identify
the area that is
Identify the target
recipient (property
owners or managers)
3 Motivation
— embrace
the fact that
4 Audit, check and
balance — ensure
the process is
management, client the market in something as causing the most that should benefit technology is in line with the
management, • partner with an simple as visitor problem as a start. from the technology. the way forward organisation’s vision
EP 10 FR I DAY DEC EM B ER 8, 2 0 17 • TH EEDGE FI N AN C I AL DAI LY

COVER STORY

IPC

An artist’s impression of
IPC after the facelift

Staying ahead of the

RETAIL CURVE KNIGHT FRANK MALAYSIA

B Y L U M KA KAY

M
(0.85 million sq m). Selangor has the highest amount upgrades, Phan notes that sometimes, it takes more
of existing retail space whilst Johor dominated the than just a facelift to rejuvenate a mall. Mall owners
alls, malls and more malls. The incoming supply and KL the planned supply. may need to also analyse the consumer market.
retail supply in the country es- In KL, the average rental rates of retail space “Who are they? What do they want? Why are they
pecially in the Klang Valley has were generally stable with isolated upward move- not visiting the mall and how to bring them back to
continued to expand rapidly de- ments recorded in selected complexes. the mall? Consumer studies need to be done every
spite the growing challenges in “Suria KLCC remained in a class of its own, se- five years before one considers a facelift,” she says.
the industry such as market di- curing rental rate of more than RM2,000 p sq m for The analysis allows the mall to know which
lution and the expanding e-commerce trend. its lower ground floor units,” noted Napic. major retailer doesn’t yet have a presence at a lo-
Nevertheless, up till June 2017, the retail mall According to property consultancy Knight Frank cation; new technology that makes it convenient
market has remained stable in terms of occupancy Malaysia in its “Real Estate Highlights 1H2017” to navigate the mall or find parking; concierge
based on data collated by the National Property report, by end-2017, another five shopping cen- services that deliver shoppers’ packages; or din-
Information Centre (Napic) under the Valuation tres are slated for completion in the Klang Valley ing and entertainment options that draw people
and Property Services Department of the Finance including Empire City Mall, KL Eco City Podium, to the centre, she adds.
Ministry Malaysia. Amerin Mall in Cheras Selatan, Melawati Mall (al- Knowing how crucial it is to refresh their look
Its Property Market Brief for 1H17 noted that the ready opened) and Evo Shopping Mall. and enhance the customer experience to draw
retail sub-sector’s occupancy performance was at A mall today is Collectively, they will offer a total net lettable new customers and maintain current ones, several
81.5% (2H16: 81.4%) amounting to 320,000 sq m area (NLA) of about 3.52 million sq ft in the Klang malls in the Klang Valley are currently undergo-
(about 3.4 million sq ft). not just about Valley, stated the report. ing major transformation works. They include IPC
Overall, retail occupancy rates remained “en- buying things. Hence, not only do shopping malls have to com- Shopping Centre in Mutiara Damansara; Lot 10
couraging” with 10 states securing about 80% pete with the onslaught of online shopping retail- in Bukit Bintang, Kuala Lumpur; Subang Parade
occupancy. However, Kuala Lumpur saw a slight — Phan ers, they also have to compete with each other as in Subang Jaya; AEON Maluri and Cheras Leisure
decline from 86.9% to 84.9% whilst Selangor main- supply mounts. What then can a mall do? Mall in Cheras KL.
tained an average occupancy of 85.4%.
“Most states recorded positive take-up led by More than just a facelift IPC Shopping Centre
Kuala Lumpur with nearly 104,000 sq m (about As consumer spending habits evolve and the com- Home to Malaysia’s first IKEA store, the 14-year-
1.12 million sq ft), attributed to the good take-up petition from online shopping increases, it is crucial old IPC Shopping Centre in the heart of Mutiara
in new shopping complexes namely MyTown, for malls to create “the right shopping environment” Damansara is undergoing a centre-wide facelift
Pavilion Elite and KL Gateway,” said the report. for different types of consumers, says Knight Frank and upgrade. Established in December 2003, IPC
As at end-June 2017, there were 15.1 million Malaysia retail consultancy and leasing associate attracts over 15 million visitors annually.
sq m of existing retail space from 983 shopping director Rebecca Phan. The renovations began in March this year and
complexes across the country with 17 new mall “Most shoppers still enjoy the mall experience are being carried out in stages. On July 1, its LG1
completions injecting more than 384,000 sq m and physically shopping for their merchandise as and LG2 floors reopened upon the completion of
of space. This was a 25.3% reduction against the online shopping is still in its infancy [in Malaysia]. the first phase of its redevelopment.
513,934 sq m recorded in 2H16. On the contrary, “However, a mall today is not just about buying The upgrading works will see the relocation of
starts totalled nearly 289,000 sq m, an increase of things. It has evolved to become a place for meet- tenants and the addition of new ones. Sporting a
more than 36,658 sq m from the preceding half. ing people, for bonding and serves as a pillar in the new concept and design, LG1 is now known as
Another 58 complexes (1.85 million sq m) are in- community,” Phan tells EdgeProp.my. Foodland, welcoming the return of popular F&B
coming while planned supply totalled 29 complexes While malls do regularly schedule renovations and tenants such as Uncle Lim’s Cafe, De Irrfan’s Café,
FR IDAY DECEMBE R 8 , 20 17 • THEED G E FINA NCIA L DA ILY EP 11

COVER STORY

SUHAIMI YUSUF
| THE EDGE MALAYSIA
and Noodle Shack. New tenants include AEON online platforms including social media, they are
Wellness, Penang Road Famous Teochew Chen- defining how malls and retail experiences are fast Mall space supply and
dul and Ben’s Independent Grocer, which opened changing. While they do shop extensively online, occupancy in the Klang Valley
on Oct 12.
IKEA Southeast Asia shopping centre director
they still enjoy visiting malls and stores for fresh
and exciting retail experiences. Capturing the as at June 2017
Thomas Malmberg says the facelift is meant to moments on social media is key and they value
Existing Incoming Planned Occupancy
keep in step with the changing needs of the local experiences more than just brands. supply supply supply rate
community. The centre intends to increase the “In Lot 10, we focus on creating engaging and (sq m) (sq m) (sq m) (%)
number and variety of F&B options, offer new stimulating experiences with the right retail mix
sports outlets and bring in new fashion retailers. of international and local brands including pop- NATIONWIDE
He reveals that there will be an exciting new out- up store concepts to attract and retain these mil- 15.1m 1.85m 0.85m 81.5
door alfresco dining area where patrons can enjoy lennial shoppers.
KL
a range of enticing food offerings. “We need to be constantly connected with them
3,058,200 227,653 435,430 84.9
“This upgrade will not only include a reloca- to stay in touch with their fast changing trends and
(110 complexes)
tion of the tenants that will remain with us but aspirations, and respond by regularly updating our
also the addition of fresh, attractive new tenants retail mix and fine-tuning our events and activi- The upgrade of SELANGOR
to diversify the mix of our centre’s offerings,” says ties,” Yeoh tells EdgeProp.my. IPC will include 3,430,024 394,662 19,800 85.4
Malmberg, adding that IPC has an NLA of 37,346 According to Yeoh, there is already an increase (144 complexes)
sq m (about 402,000 sq ft) and is currently 95% of 50% footfalls in Lot 10 in August 2017 compared new tenants to
occupied. to August 2016, while businesses in Lot 10 Hutong diversify our
IPC is prioritising family-friendly features with Food Court has also seen a 20% growth with the Major new mall completions
its redevelopment and will be creating an all-new help of the new Bukit Bintang MRT stop. offerings. in the Klang Valley (1H17)
kids’ play area, featuring a sweets and confection- It has a healthy occupancy of more than 90% — Malmberg
ery space called Funland on level 2. This will also for both its retail and office spaces. Lot 10 has an Location Net floor area
be home to the second Young Chefs Academy in NLA of 390,000 sq ft. (sq m)
Malaysia, offering fun and creative cooking class- Some physical changes have already been com- KUALA LUMPUR
es for children. pleted, including a remodelled interior ceiling IKEA Cheras/MyTown, Cheras 92,902
As part of its long-term strategy and commit- inspired by sunlight piercing through a treetop Pavilion Elite, Bukit Bintang 23,226
YTL LAND & DEVELOPMENT
ment to sustainability, the redeveloped IPC will canopy, a new main entrance right next to Isetan Damansara City Mall in Damansara Heights 29,729
meet green building accreditations under the the Japan Store with its colour-changing smart KL Gateway Mall in Bangsar South 37,160
Leadership in Energy and Environmental Design LED lights and Lot 10’s new mascot Lottie, a 4m KL Eco City (retail hub), Federal Highway 20,774
for Existing Buildings & Operations and Malaysia’s white bear welcoming all shoppers at the new
own Green Building Index. front entrance. SELANGOR
The grand opening will be sometime early next There will also be a brand new Lot 10 entrance Starling Mall 42,000
year in conjunction with the mall’s 15th anniver- and façade facing the MRT station entrance on Jalan
SOURCE: NAPIC’S OVERVIEW OF THE PROPERTY
sary celebrations. Bukit Bintang with a set of new escalators leading MARKET REPORT (1H2017)
from the street level to level 1 shops, redesigned
Lot 10 car parks and new “Play Walls” with interactive
Located in the heart of KL, Lot 10 is also in the midst activities for shoppers to have fun on every floor.
of a rejuvenation effort which began in June 2016. “From the software perspective, shoppers have Tips for some ‘pick-mall-ups’
It is targeting millennial shoppers as they are the already experienced mall events which are more
ones to shape the retail future, says YTL Land & engaging and interactive, such as the Red Escape
Development Bhd and YTL Hotels vice-president Room during the Lunar New Year celebration, and
Joseph Yeoh. new activities such as busking performances on
The youthful new branding, Meet.Play.#lovelot10, the weekends. In Lot 10,
announced in 1Q2017, will focus on Lot 10 becom- “Supporting young entrepreneurship and growth we focus
ing the social destination of choice for millennials of local brands, we showcase more pop-up concept
to gather, have fun and connect. stores to give strong visibility to locally-designed on creating
“With their strong disposable income and ex- products and young local designers,” says Yeoh. engaging and
cellent product and brand awareness sourced from CONTINUES ON PAGE 12
stimulating 1. Create new concepts/zones to strengthen demand
YTL LAND & DEVELOPMENT
experiences. and/or to fill in the gaps. Instead of terminating
retailers, help them to resize or relocate based on
— Yeoh their business performance.
2. Strengthen a few key trades that cannot be
purchased online such as entertainment, food
and service-based retailers.
3. Create a personality for a space. Marketing plays
SUHAIMI YUSUF an important role in creating a sense of place.
| THE EDGE MALAYSIA
4. Create a crowd that was once not there. If your
mall has a lack of office crowd during the day,
try converting upper floors or hidden areas into
start-up offices or co-working spaces.

Highly-occupied malls
have these in common:
• A balanced mix of shoppers from residents,
office workers and tourists from an integrated
development and/or the mature surrounding
catchment from residential, offices and hotels
• Well-managed malls cover all sectors from
operations, tenancy, security, cleanliness to
marketing
The refurbished • Ambience and amenities are up to scale and up-
Cheras Leisure to-date
• Balanced mix of anchors, specialty shops, local
Mall will add and international tenants and variety of F&B.
more space for • Good relationship between landlord and tenants
SOURCE: KNIGHT FRANK MALAYSIA RETAIL CONSULTAN-
promotions and CY AND LEASING ASSOCIATE DIRECTOR REBECCA PHAN

events.
— Chew
An artist’s impression of Lot 10’s new entrance
EP 12 FR I DAY DEC EM B ER 8, 2 0 17 • TH EEDGE FI N AN C I AL DAI LY

F EATU R E

Abandoned land has eaten up an area

of Japan the size of Denmark
BLOOMBERG

TOKYO: In Japan’s declining regions, land than an asset, people don’t bother to regis-
gets abandoned. ter ownership, said Akio Yamanome, a pro-
The ownership of about 11% of Japan’s fessor of law at Waseda University in Tokyo,
landmass is now unclear, with the current who chairs two government panels to tackle
owners unable to be contacted, or unknown. the problem of unclaimed land.
That’s about 41,000 sq km, which is equiva- “Land prices are falling in the depopulat-
lent to the size of Japan’s southwestern island ing regions,” Yamanome said. “Not only is it
of Kyushu, or almost as large as Denmark. impossible to make money by owning some
By 2040, land equivalent to Japan’s sec- land, but also you can’t get rid of it because
ond-largest island of Hokkaido will be un- regional real estate markets are stale.”
claimed or abandoned, according to a panel The 2011 earthquake and tsunami
of experts and government representatives. brought the problem into focus when
This will cost the nation roughly 6 trillion yen development plans to build houses for
(RM220 billion) over the period 2017-2040, survivors of the disaster were delayed
including lost development opportunities by unclaimed plots of land, according to
and uncollected taxes, the panel says. Yamanome, who was born and raised in
Part of the problem is that land registries Fukushima, where much of the damage
don’t get properly updated after someone was concentrated.
dies, and it becomes impossible to track Tracking down all the heirs long after
down all the heirs to a piece of property. someone dies can be tricky because in Japan
Sometimes this is because people don’t want it’s not mandatory to update land ownership
to inherit and take on responsibility for the registrations. In one case, the registration
land and taxes, while in other cases people for a cemetery hadn’t been updated since
are simply unaware of land that’s been be- 1958, and the number of heirs reached about
queathed by relatives. With the nation aging 240 by 2015, according to the land ministry.
and more and more people dying each year, A public works project stalled because the
that problem looks set to get worse. government couldn’t find three of them. A rapidly shrinking population in rural Japan means places such as Yubari in Hokkaido are
When land becomes a burden rather — Bloomberg becoming almost like ghost towns, and land gets abandoned.

COVER STORY

Old malls with new looks

PICTURES BY LOW YEN YEING | EdgeProp.my

FROM PAGE 11 upgrading works are completed. Subang Parade

Embracing the online shopping trend, Lot PPB Group Bhd and director of PPB Prop- First opened in 1988, Subang Parade is
10 will also introduce online and offline erty Development Sdn Bhd chief operating undergoing upgrading works under Hek-
retail concepts to enhance the overall re- officer (properties) Chew Hwei Yeow tells tar Real Estate Investment Trust’s (Hektar
tail experience, even after the mall closes. EdgeProp.my that the main purpose for REIT) asset-enhancement initiative. Based
“Our upcoming tenant Reebonz (luxury extending the mall space is to link Cheras on a report in April 2017 by theedgemar-
fashion store) is opening its first store in Leisure Mall to the newly operational Taman kets, Subang Parade has an occupancy
Malaysia integrating its online and offline Mutiara MRT station. rate of 93%.
shopping experiences as one. “It will also add more space for pro- Chief executive officer of Hektar REIT
“As a mall focused on tapping new tech- motions and events. We are also sourc- manager Hektar Asset Management Sdn
nology for a more seamless retail experience, ing new tenants especially F&B tenants. Bhd Datuk Hisham Othman had in the re-
shoppers in the future can also expect con- With the additional 20,000 sq ft, we can port said the upgrading works will see an
venient e-payments made available,” adds have about 40 new shoplots in Leisure addition of 20,000 sq ft to the current over
Yeoh. The transformation is slated for com- Mall, depending on the built-ups of these 500,000 sq ft NLA, giving room to another
pletion by 1Q18. shops,” he says. 24 new shops.
Chew also notes that more consumers are Subang Parade’s renovation works, he
Cheras Leisure Mall moving to online shopping, hence the refur- said, will be implemented in stages, with The 29-year-old Subang Parade has an
Owned and managed by PPB Group Bhd, bishment is also part of an effort to create a the first stage involving the expansion of its occupancy of 93%.
Cheras Leisure Mall in Taman Segar, Cheras more attractive atmosphere and ambience F&B area. Completion of the transformation
is being refurbished and will see 20,000 to continuously attract visitors to the mall. works is expected by mid-2018.
sq ft added to the existing 260,000 NLA. The refurbishment works and the link
Although located in a suburban area, the bridge to the Taman Mutiara MRT station AEON Taman Maluri
mall has enjoyed a 94% occupancy rate so will be completed by mid-January 2018 and Shopping Centre
far and this is expected to increase when the operational by end-January 2018. After 28 years of operations, AEON Taman
Maluri Shopping Centre is undergoing a
major upgrade and refurbishing, accord-
ing to AEON Co (M) Bhd in its 2016 an-
nual report.
“The upgrade is timely not only in the
Cheras face of competition but also to provide a
new refreshing level of shopping experience The renovation works of AEON Maluri will be
Leisure
for customers with expanded space, a better completed end-2019.
Mall will
soon be retail mix and merchandise assortments,”
connected said AEON Malaysia in the report which also two encompassing renovation of the existing
to the noted that the revamp had commenced in store spaces will be over a six-month period.
Taman February this year. The existing supermarket and departmen-
Mutiara In March, NewStreamAsia quoted tal stores continue to be opened for business
MRT AEON Malaysia managing director Shino- during the renovation period while certain
Station bu Washizawa as saying that the upgrading sections will be closed in stages. The reno-
via a link works in phase one covers building expan- vation works are estimated to be completed
bridge. sion over a period of 26 months while phase by end-2019.
EP 14 FR I DAY DEC EM B ER 8, 2 0 17 • TH EEDGE FI N AN C I AL DAI LY

F EATU R E

Beware of leaks!
B Y TA N A I LE N G

I
the degradation mechanism be-
fore remediation actions are tak-
nter-floor leakage is proba- en,” stresses Kuan.
bly the most common prob- For the crack lines caused by
lem faced by residents in temperature, turning the crack
non-landed strata homes. It lines into control joints would
is also a problem that poses be feasible. For smaller crack
the biggest headache, as the lines, elastomeric coating could
source of the leak is difficult to bridge the crack lines and limit
identify and fix. the movement of the crack lines.
Wayne Restoration and Engi- “In many instances, building
neering Sdn Bhd principal Kuan owners and contractors repair
You Wai tells EdgeProp.my that one and maintain buildings based
of the main contributing causes of on the lowest acquisition costs
inter-floor leakage problems is the practicable. Nevertheless, opting
lack of knowledge or expertise in for quick fixes instead of address-
dampness prevention. ing the degradation mechanism
“Inter-floor leakage means always brings about more fre-
dampness in buildings caused by quent and higher maintenance
water leakage and condensation. costs due to the ease of wear and
The problems need to be solved tear,” he notes.
as soon as possible, otherwise it On the other hand, the Ministry
will cause secondary damage such of Urban Wellbeing, Housing and
as indoor microbial growth and Local Government recommends
concrete degradation,” says the a European standard in the repair
specialist contractor in inter-floor of building structures known as
leakage. EN1504. It is a holistic approach
Water leakage can’t be avoided that looks into the chemistry of
as long as water is present including concrete degradation, repair and
the water brought into the building protection with the most reason-
through pipes and faucets, waste able life-cycle costs.
pipes that drain out used water Kuan also points out that all
and rain water. Causes of leaks building elements have their re-
Any leakage from pipes or cav- spective service lifespan and the
ities in the buildings would cause 1. Building design flaws property management and property
water to pool and penetrate into 2. Construction flaws owners should inspect the condi-
the concrete floor. As dampness 3. Water piping leakage tion of their properties regularly
increases, it leads to degradation of 4. Water ingress via cavities and mend a problem as soon as
the concrete floor and corrosion of possible.
the reinforcement steel bars within. For instance, he explains, nor-
Kuan notes that the degrada- Signs of excessive dampness mal sealants need to be replaced
tion will cause cracks on the floor regularly while plastic pipes can
or wall, which offer passages for 1. Musty odour typically last 15 years. Compared
water ingress, thus worsening the 2. Circular black or coloured spots on surfaces with plastic pipes, mild steel pipes
problem. 3. Rust or corrosion on the metal elements of the building have shorter lifespan of around
4. Rot on wooden elements of the building five years.
Reasons for water Roof tiles have a lifespan of
leakage around 20 years and waterproof-
There are a number of causes Lifespan of certain building ing systems only last around five
that can lead to water ingress and
dampness in buildings. Building elements to 10 years.
“Life-cycle management de-
flaws caused during construc- notes refurbishment or replace-
tion could be the beginning of the • Normal sealant — Lifespan varies depending on ment of these elements before they
problem. temperature and how often it is replaced cause subsequent damage to other
“At the design stage, the basic • Plastic pipes — 15 years building elements. It also denotes
and mandatory requirements for Optiing foor • Mild steel pipes — 5 years consideration for the selection of
building practices are outlined in • Roof tiles — 20 years materials and methods based on
the Uniform Building By-laws 1984. quicck ˎxes s • Water-proofing system — 5 to 10 years full ownership costs rather than
In a country blessed by non-avail- cheaper acquisition costs but high-
ability of major natural disasters, in
nsteeadd of SOURCE: KUAN YOU WAI
er maintenance costs later in the

adddrresssing th
he
many good practices are compro- life cycle,” Kuan says.
mised by cost-cutting or a trendy
Severe consequence
look,” he adds.
For instance, window ledges degrraddattio
on Besides this, weathering and
cracks on flat roofs and external
number of other reasons, such as
moisture movement, creep, wind of neglect
above windows are normally pro-
vided in houses in Malaysia. They mec channism facades have been posing major
headaches among building man-
pressure and settlement.
Kuan says the direction where
Leaving leakage problems unat-
tended for years could cause se-
serve as caps and prevent water in-
gress via surface tension. However, allwaays
s briings agers in Malaysia, he adds.
Under the intense sun and pum-
the house faces and wind speed vere consequences as it could af-
could also contribute to water leak-
fect the building structure.
the ledges are not compulsory and
a flat facade is common in Europe-
abbouut morre melled by heavy rain, the building
envelopes suffer from differential
age, as strong winds add force and
push water through cavities while
“Building materials — be it ma-
sonry, metal, polymer or timber
an countries (which have less rain).
In Malaysia, such a design would
frrequennt thermal stress at different compo-
nents. For instance, coefficient of
misaligning roof tiles.
Other weathering factors like
— suffer from loss of strength and
functionality when exposed to ex-
cause a widespread case of leakage.
During construction, premature
annd higgher thermal expansion of concrete is
almost double of clay bricks.
carbonation, chloride, acid rain,
ozone and other pollutants also
cessive dampness,” he explains.
Besides this, biological contam-
removal of formwork — especially main nte
enan ncee In other words, under the expo- contribute substantially to the prop-
ination such as mold, dust mites,
with the excessive heat from the sure to the sun, concrete expands agation of cracking, degradation ofbugs, protozoa and bacteria can
Malaysian weather — during the coosts.” — Kuann twice the speed of bricks, which concrete, as well as corrosion of multiply excessively.
concrete placement could cause causes crack lines on the roofs and metal components such as gutters “These organisms emit microbial
cracks. the joints between the concrete and steel pipes. volatile organic compound, myco-
“Such erroneous practices can slabs and brick walls at the high- toxins, spores and waste that can
contribute to the development of est floor. Fixing the problem cause deterioration of the indoor
cracks on the concrete structures Besides thermal movement, “We must first of all identify the air-quality and cause allergy and
and roofs,” says Kuan. building envelopes crack due to a source of the leak and understand other ailments,” Kuan warns.