Construction Quality Assurance (CQA) Mechanism in Grenada
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1 Construction Quality Assurance (CQA) Mechanism in Grenada Jean Marc Racine Department of Sustainable Development Montego Bay, Jamaica May 2006
2 Outline Housing Situation in Post-Ivan Grenada Construction Quality Assurance (CQA) in Pre-Ivan Grenada; Proposed Post-Ivan Construction Quality Assurance (CQA) Mechanism; Way Forward
3 Post-Ivan Grenada Housing Situation Housing in Grenada after Sept 7, 2004 * : 90 % of the stock damaged. Of which : 30 % needed complete replacement; 20 % complete roof loss + Damage walls; 20 % complete roof loss; 20 % significant loss of roof covering *UNDP Credit : Sept 2004.
4 Post-Ivan Grenada Estimate of Home Repair Market in Grenada * Size (sq. ft.) % of total Number Avg. repair cost (US$) Total repair cost (US$M) 500 to ,500 0,000 65,0 >000 to ,400 8, >500 to ,600 30,000 08,0 > ,500 50, ,0 Total 00 30, Total > ,00 333,0 Table I: Estimate of Home Repair Market in Grenada source *UNDP 2004.
5 Challenges for Home Reconstruction Main Issue : Balancing need of having roof over heads (now!!!), and desire to build back Hurricane Resilient homes! Building Hurricane Resilient homes implies : Access to affordable credits for owners with damaged homes; Access to design and construction advisory services ensuring resiliency to hurricane forces; Existence of a property insurance system supporting damages that cannot be completely prevented from construction standards.
6 The Grenada Hurricane Resilient Home Reconstruction Program G-(HR) 2 Main Components :. A Home Reconstruction Lending Operation Administered by local commercial banks with partial credit risk guaranteed to be provided by the International Finance Corporation of the World Bank (IFC); 2. A Sustainable Construction Quality Assurance (CQA) Extensive Training for local engineers, builders and craftsmen; Capacity building of agencies/institutions involved, e.g. Grenada Physical Planning Unit (PPU).
7 The Grenada Hurricane Resilient Home Reconstruction Program G-(HR) 2 cont d 2. CQA.. Cont d Participation from the mortgage companies- through requiring CQA certification; 3. A property Insurance Component Getting Major property insurers to agree on underwriting properties constructed through the CQA at favorable rates; hence, Recognizing the attention given to hurricane resiliency in home design and construction;
8 Home Design and Construction Quality Assurance Systems (CQAS) Required Characteristics of a CQAS : Compatible with/and overcoming any shortcomings of the existing building review system; Cost-effectiveness in implementation; Attractive to home-owners and Developers; Meets requirements of lenders and insurance companies; Sustainable goes beyond the project s timeframe!
9 Construction Quality Assurance (CQA) System in Pre-Ivan Grenada. Objectives : Assessing and analyzing the exiting Construction Quality Assurance System in Pre-Ivan Grenada; Identifying shortcomings of the Existing CQA designing a Sustainable and Effective Quality Assurance System
10 Construction Quality Assurance (CQA) System in pre-ivan Grenada cont d 2. Methodology : Survey of Construction Design Applications* - 7 Construction design Application approved by PPU :5 residential - 2 commercials; - All applications submitted between 200 and 2005, and randomly selected from a total of 748; Review PPU s on-site construction Control procedures. *OAS/FEMCIDI - Consulting Engineering Partnership (CEP) ltd., 2005
11 Construction Quality Assurance (CQA) System in pre-ivan Grenada cont d A. Existing PPU Construction Quality Assurance System. Processing Construction Permits Applications Grenada National Building Code and guidelines contain appropriate building design and construction standards All residential applications are checked for compliance with Grenada Building Standards; Structural Engineer designs compliance outsourced to a private engineering company; Most applications reported approved either first or on submitting of additional information
12 Construction Quality Assurance (CQA) System in pre-ivan Grenada cont d 2. Conducting on-site Inspections On-site inspections carried out by only 6 PPU inspectors; Only 20 % of the houses receiving construction permits are inspected during plan execution (e.g. 80 of 390 for 2004); A final site inspection not always required for Certificate of Occupancy permit approval;
13 Construction Quality Assurance (CQA) System in pre-ivan Grenada cont d B. Resources, Institutions, Groups Involved :. Governmental Agencies : PPU checks planning concerns, based on the Physical Planning & Development Control (PPDC) Act/ GBG : Zoning and setback distances Ministry of Public Health : sanitary waste disposal Ministry of Public Works : drainage Structural Engineering Firms: Structural design check outsourced to a private Structural Engineering firm paid directly by Ministry of Finance Agency for Reconstruction and Development (ARD) Reconstruction coordination in post-ivan Context.
14 Construction Quality Assurance (CQA) System in pre-ivan Grenada cont d B. Resources and Institutions involved cont d 2. Mortgage Agencies (MA) : Submission of an approved PPU application first condition; Perform valuations at varied construction stages for disbursement approval; Valuations performed by a Quantity Surveyor (QS) provided by MA to the Dev/homeowners; Valuation focuses on Quantity not Quality. Quantity surveyors are paid directly by Homeowners for a total of 4 to 6 EC $ 300 to EC$ 600.
15 Construction Quality Assurance (CQA) System in pre-ivan Grenada cont d Mortgage Agencies (MA) cont d : Houses are often over-evaluated as Quantity Surveyor not able to evaluate the Quality of construction!! 3. Insurance Agencies (IA) : Only 30% of insurable properties insured (Sept 05); Underinsurance rate estimated to 40% (Sept 05); Do not perform design check; Generally assume accuracy of information submitted by homeowners; Do not conduct site visits unless site location declared in a vulnerable area by homeowners : coastline, e.g.
16 Construction Quality Assurance (CQA) System in pre-ivan Grenada cont d 4. Construction Professionals Specials Groups. Professional Engineers, and Engineering Firms; Structural Engineering Firms; Architects / Planners; Credit Unions lending important- CQA procedures not well know. Contractors : construction design execution and management Community-Based Construction Groups : friends, neighbors, families- Konbit
17 Construction Quality Assurance (CQA) System in pre-ivan Grenada cont d C. Survey Findings and Analysis. PPU approved applications : Review for structural deficiencies of 5 residential developmentand 2 Commercial approved applications revealed : No cover to the reinforcement in contact of the ground Inadequate reinforcement lap lengths Concrete in columns not being compacted Absence of Mortar between adjoining concrete blocks Incorrect placement of wall reinforcement
18 Construction Quality Assurance (CQA) System in pre-ivan Grenada cont d Description of Deficiency Frequency Of Occurrence Applicable Applications Percentage of frequency occurrence. Inadequate stair reinforcement % 2. Missing roof connection details % 3. Missing roof metal sheeting thickness % 4. Missing beam to wall connections % 5. Inadequate or missing concrete cover % 6. Inadequate purling spacing % 7. Inadequate rafter to ridge board connections % 8. Inadequate suspended reinforced concrete floor thickness % 9. Inadequate thickness of external walls 7 7 4% 0. Inadequate suspended reinforced concrete beam depths % Table II: PPU Approved application Survey Findings - OAS 2005
19 Construction Quality Assurance (CQA) System in pre-ivan Grenada cont d Description of Deficiency Frequency of Occurrence Applicable Applications Percentage of frequency occurrence. Inadequate thickness of internal walls 3 7 8% 2. Missing wall bracing 7 6% 3. Bottom steel reinforcement laps at mid-span of suspended beams 7 6% 4. Missing column reinforcement 7 6% 5. Conflicting beam information. 7 6% 6. Retaining wall reinforcement on wrong side of the wall 00% 7. Inadequate cantilever reinforcement anchorage 00% Table II-: PPU Approved application Survey Findings - OAS 2005
20 Construction Quality Assurance (CQA) System in pre-ivan Grenada cont d 2. Scoring of Existing Construction Quality Insurance Effectiveness of the Existing QA System in Disaster Vulnerability Reduction and Energy Conservation Effectiveness Score Not effective 0 Minimally effective Moderately effective 2 Adequately effective 3 Entity Structural Vulnerability Energy Wastage Comments Draftsman Mainly checks geometry. Contractor Mainly checks geometry and materials. Homeowner Mainly checks geometry. Architect 2 Mainly checks geometry and finishes. Structural Engineer 2 2 Mainly checks geometry and structure. Physical Planning Unit 2 Mainly checks geometry and structure. Mortgage agency 2 Relies on an approved planning application. Insurance agency 0 0 Does not check designs. Table II-2: PPU Approved application Survey Findings - OAS 2005
21 Construction Quality Assurance (CQA) System in pre-ivan Grenada cont d Effectiveness of the Existing QA System in Disaster Vulnerability Reduction and Energy Conservation Not effective Minimally effective Moderately effective Adequately effective Effectiveness Score Entity Structural Vulnerability Energy Wastage Comment Draftsman 0 0 Does not perform site inspections. Contractor 2 2 Mainly checks geometry. Homeowner Mainly checks geometry. Architect 2 Mainly checks geometry and finishes. Engineer 3 2 Mainly checks geometry and structure. Physical Planning Unit For the 20% of houses that are checked. Mortgage agency 0 0 Checks cost only. Insurance agency 0 0 Does not check. Table II-3: PPU Approved application Survey Findings - OAS 2005
22 Construction Quality Assurance (CQA) System in pre-ivan Grenada cont d D. Findings Summary Appropriate Building Standards Exit- GBG published since 999; Effective construction Application review lacking; Construction control Enforcement Mechanism lacking; Houses are often over-evaluated as Quantity Surveyor not able to evaluate the Quality of construction; E. Conclusion: Considering that approval + enforcement are PPU s role, shortcomings are therefore mainly due to : Inadequate Physical Planning Unit design Check; Inadequate Physical Planning Unit Construction Check
23 Proposed Construction Quality Assurance (CQA) Mechanism for Grenada A- Main Requirements : Clear Land Titling : Homeowner has title to land and/or permission from landowner to build ; Capacity Building for Governmental Agencies; Commitments of the Mortgage & Insurance Agencies; Legal Framework and Accountability mechanisms for Professional Builders (Contractors, Engineers/ Architects); Certification Mechanisms for all Professional Builders ; Loans guaranteed Coverage;
24 Proposed Construction Quality Assurance (CQA) Mechanism for Grenada cont d B. Main Components/Stages. Design Stage 2. Financing Stage 3. Construction Stage 4. Insurance Stage
25 Proposed Construction Quality Assurance (CQA) Mechanism for Grenada cont d A. Design Stage 2-a:PPU Review in House.Dev /Howner s Construction Application submitted to PPU 3.Approved Application/ returned Dev/Homeowner s 2-b:PPU Outsource QA Engineer Cies B. Financing Stage.Dev/Howner s Approved Construction Application submitted to Mortgage Agency for financing. If Approved by MA 3.MA: Provides list of QAE Cies to Dev/Howners. QAE Cies: -DEV/HMW hires one! - QAE managed loan disbursements - QAE fees 0.5 % construction costs - Costs included in initial loan; - MA absorbed part of QAE costs after certificate of Occupancy is issued by PPU. Figure I- Managing Construction Design Review Approval and Financing - OAS, May 2005
26 Proposed Construction Quality Assurance (CQA) Mechanism for Grenada cont d C. Construction Stage 2-a:After each Inspection - QAE informs PPU, Mortgage and DEV/HMOW of state of Compliance -.On site Inspection - Under the Control of QAE Cies 3.If Positive Compliance with PPU Issuance of Certification of Occupancy (CoO) to HMOWN/DEV 2-b:After Final Inspection - - QAE advices PPU. Mortgage and DEV/HMOWN on site Ability for Occupancy D. Insurance Stage.Dev/Howners Submits to IA: - Certificate of Occupancy/ Final Report 2IA Decision : - Provide a lower premium to DEV/HMOWR- Shares Costs Figure II- Managing Construction Execution and Insurance Financing - OAS, May 2005
27 Proposed Construction Quality Assurance (CQA) Mechanism for Grenada cont d Way Forward. Continue in Country Stakeholders Consultation; Stakeholders Commitments; IFC Home Reconstruction Lending Procedures to finalize; Implementation to Start in Sept 2006 (Trainings, Courses, and Symposium) with support from the Canadian International Development Agency (CIDA). Regionalization.
28 Contact Information Grenada Hurricane Resilient Home Reconstruction Program (OAS) Department of Sustainable Development (DSD) Jean Marc Racine Natural Hazards & GIS Specialist.- Department of Sustainable Development F St. NW - Washington DC tél : fax : [email protected]
29 Thank YOU!!!
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1. Why is Lee County getting new flood hazard maps? 3. What are the benefits of the new flood hazard maps?
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6.01 FEMA. 6.02 National Flood Insurance Program (NFIP)
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