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Leakage – Inter Floor Leakage / Water Penetration

INTER-FLOOR LEAKAGE

Inter-floor leakage means any evidence of dampness, moisture or water penetration-
• on the ceiling that forms part of the interior of a parcel. accessory parcel , common property or limited common property, as the case may be; or

• on any furnishing material, including plaster, panel or gypsum board attached, glued, laid or applied to the ceiling that forms part of the interior of a parcel, common property or limited common property, as the case may be.

A purchaser, parcel owner or proprietor, whose parcel is affected by an inter-floor leakage may give notice to the developer, during the developer’s management period or during the preliminary management period, the joint management body; the management corporation; or the subsidiary management corporation; as the case may be.

In a case where a managing agent has been appointed by the Commissioner under, a copy of the notice given to the managing agent shall be deemed to be a notice given to the developer, the joint management body, the management corporation or the subsidiary management corporation, as the case may be, and a copy of the notice shall be extended to the Commissioner.

Any developer, joint management body, management corporation or subsidiary management corporation, or any managing agent appointed by the Commissioner, shall as soon as practically possible, or within seven days from the date of receipt of the notice given, carry out an inspection of the affected parcel, any other parcel and the common property or limited common property, to determine the cause of the inter-floor leakage and the party responsible to rectify any defect that has caused the inter-floor leakage.

In determining the cause and the party responsible to rectify any defect, the following matters shall be taken into consideration-

• the presumption that the defect is within the parcel above the affected parcel, common property or limited common property;

• any defect in any water meter, water pipe, drainage pipe, sewerage pipe, gas meter, gas pipe and duct that serves more than one parcel is a defect of the common property or limited common property;

• any defect in any water meter, water pipe, drainage pipe, sewerage pipe, gas meter, gas pipe and duct that serves only one parcel is a defect of that parcel, even though the water meter, water pipe, drainage pipe, sewerage pipe, gas meter, gas pipe and duct may be situated on or embedded in common property or limited common property or void space above the ceiling or wall or floor, as the case may be; and

• any defect of any parcel, common property or limited common property during the defect liability period of the parcel or the common property or the limited common property, as the case may be, which is due to defective workmanship or materials or that the parcel, common property or limited common property was not constructed in accordance with the plans and description approved by the appropriate authority, shall be the responsibility of the developer.

Within five days from the date of completion of inspection of the affected parcel, any other parcel or the common property or limited common property or within such extended time as the Commissioner may grant, the developer, joint management body, management corporation or subsidiary management corporation or any managing agent appointed by the Commissioner under, as the case may be, shall issue a certificate of inspection in Form 28 to state the cause of the inter-floor leakage and the party responsible to rectify it.

Where the inter-floor leakage occurs within the defect liability period of the parcel and it is due to defective workmanship or materials or that the parcel was not constructed in accordance with the plans and description approved by the appropriate authority, the purchaser, parcel owner or proprietor may make a claim against the developer pursuant to the sale and purchase agreement made with the developer.

Where the inter-floor leakage occurs within the defect liability period of the common property or of the limited common property, as the case may be, and it is due to defective workmanship or materials or that the common property or limited common property was not constructed in accordance with the plans and description approved by the appropriate authority, the purchaser, parcel owner or proprietor may make a claim against the Common Property Defects Account.

Where the inter-floor leakage is caused by or is attributable to a parcel or any part thereof, the purchaser, parcel owner or proprietor of that parcel shall, without prejudice to his right to seek indemnity from any other party, shall take all necessary steps and measures to rectify the inter-floor leakage within seven days of receipt of Form 28.

If he fails to do all the necessary steps mentioned, the developer, joint management body, management corporation or subsidiary management corporation or any managing agent appointed by the Commissioner, as the case may be, shall immediately take all the necessary steps and measures to rectify the inter-floor leakage and shall charge and recover all cost and expense from the party responsible to rectify the inter-floor leakage.

Where the inter-floor leakage is caused by or is attributable to common property or limited common property and occurs after the defect liability period of the common property or limited common property, the developer, joint management body, management corporation, subsidiary management corporation or managing agent appointed by the Commissioner, as the case may be, without prejudice to his right to seek indemnity from any other party, shall take all necessary steps to rectify the inter-floor leakage within seven days of the date of issue of Form 28.

The person or body carrying out the inspection of the affected parcel or any other parcel, common property or limited common property or in carrying out the works to rectify the inter-floor leakage, shall have access to the affected parcel, any other parcel, common property or limited common property on seven days’ written notice.

Any purchaser, parcel owner, proprietor or occupier of the affected parcel or any other parcel who fails to give access to the affected parcel or any other parcel to the person or body carrying out the inspection commits an offence and shall, on conviction, be liable to a fine not exceeding fifty thousand or to imprisonment for a term not exceeding three years or to both.

The requirement of notice shall not be applicable in any case of emergency, and forcible entry may be effected.

In this regulation, “emergency” includes any matter or circumstance that materially increases the likelihood of flood or danger to life or property that would result from inter-floor leakage.

Any person who is not satisfied with any decision made against him under any of the regulations in this Part may refer to the Commissioner and the Commissioner shall determine the cause of the inter-floor leakage and the party responsible to rectify it.

The Commissioner may appoint a registered architect, registered engineer, registered quantity surveyor or a registered building surveyor to assist him in such determination and the cost of such appointment shall be borne by the party responsible to rectify the inter-floor leakage. All parties shall comply with any decision made by the Commissioner.

DAMAGE TO PARTY WALL

For the purpose of this Part, “a party wall” shall mean a wall that is located between separate parcels or located between a parcel and the common property or the limited common property, as the case may be.

For the purposes of this part, “damage to a party wall” shall mean any evidence of dampness, moisture, water penetration or other damage-

• on the wall that forms part of the interior of a parcel, common property or limited common property, as the case may be; or

• on any furnishing material, including plaster, panel or gypsum board attached, glued, laid or applied to the wall that forms part of the interior of a parcel, common property or limited common property, as the case may be.

Leakage - Inter Floor Leakage / Water Penetration 1