INTERNATIONAL HOUSING AND HOME WARRANTY CONFERENCE IHHWC 2011

Transcription

1 INTERNATIONAL HOUSING AND HOME WARRANTY CONFERENCE IHHWC 2011 Dr. Jeffrey Mahachi, Acting CEO National Home Builders Registration Council Bryanston, South Africa Quality is our priority Website address: Toll free number:

2 Presentation Outline Background to NHBRC & its mandate Housing Delivery Challenges Towards Building Sustainable Human Settlements Background to the Legacy Project Short video of the Legacy Project

3 Background to the Establishment of NHBRC Problems inherited prior to 1994 Democratic South Africa Poverty alleviation Job creation Urban renewal Rural development and Housing delivery

4 Housing Delivery Problems with housing delivery Shortfall of accommodation (Housing backlog in 1994 was in excess of 4 million) Proximity of development to potential workplace Banks not providing mortgage to the low-income housing market Exclusion or marginalisation of emerging home builders in the mainstream of home building EVERYBODY CAN BE A BUILDER!!! Formulation and implementation of National Housing Policy in 1994.

5 Challenges with Quality Houses Good quality affordable housing products Materials and products that meet the National Standards requirements Quality of imported materials & products Unsafe products being used in the market Low prices for housing consumers and a demand for high quality High price for contractors (maximisation of profit)

6 Ethos behind establishment of NHBRC Late Former Minister of Housing, Hon Joe Slovo Housing consumers do not have any form of protection against fly-by-night contractors who deliver poor quality structures, nor do they have access to a database of reputable builders who are legally bound to their contracts and produce quality work. This is critical within the low-income housing market as it has the potential to disrupt housing delivery

7 NHBRC Background - Year 1995 cont. Establishment of the National Home Builders Registration Council (NHBRC) as Section 21 not-for-profit company. Objective To promote the interest of the people and the profession of home builders Little or no emphasis on protection of housing consumer!

8 NHBRC Background - Year 1999 cont. Legislation of the Housing Consumers Protection Measures Act, 1998 (Act No. 95 of 1998) 26 March 1999 NHBRC became a statutory body with a mandate to protect mortgaged homes

9 NHBRC Mandate NHBRC s primary mandate is: To protect housing consumers by establishing, implementing, regulating quality standards in the home building industry To establish a warranty fund and to provide assistance to housing consumers under circumstances where home builders fail to meet their obligations. To build capacity of home builders and housing consumers with specific emphasis to the historically disadvantaged

10 Objects of NHBRC To represent the interests of housing consumers by providing warranty protection against defects in new homes. To regulate the home building industry. To provide protection to housing consumers in respect of the failure of home builders to comply with their obligations in terms of the Act. To establish and promote ethical and technical standards in the home building industry.

11 Objectives of NHBRC Cont. To improve structural quality in the interest of housing consumers and the home building industry. To promote housing consumer rights and to provide housing consumer information. To communicate with and to assist home builders to register in terms of the Act. To assist home builders through training and inspections

12 Extension of Warranty to Subsidy Houses Government Subsidy: Government of SA provides a full subsidy for the acquisition of land, services and housing top structures to those households earning up to R3,500 (US$500)/mth. Year 2002: Government extends warranty scheme to cover the subsidised houses. A cross subsidisation model for the enrolment fee between subsidy and non-subsidy houses was implemented by NHBRC.

13 Regulation of the Home Building Industry Registration & Grading Renewal or Voluntary withdrawals NHBRC Regulatory Framework Training of Home Builders Disciplinary (Suspensions & Deregistrations HOME BUILDER HOUSING CONSUMER Technical & Ethical Standards Defaults by Home Builders

14 Housing Consumers Protection Process Enrolment Recoveries NHBRC Inspection Remedial Work PROTECTION Occupation Certificate Conciliations HOME BUILDER HOUSING CONSUMER Warranty Cover Complaints

15 No. of Active Registered Builders

16 Enrolment of Homes

17 Enrolment Fees Category Selling price Enrolment fee as a percentage of the selling price of the house Maximum Enrolment Fee R-Value US$-Value A 0 to R (0 to $71,430) 1,3% R6,500 $930 B R500,001 to R1,0 m ($71,430 to $142,860) A+1,0% difference R11,500 $1,642 C R1 million to R2 million ($142,860 to $285,715) B+0,75 of difference R19,000 $2,715 D R2 million to R5 million ($285,715 to $714,285) C+0,5% of difference R34,000 $4,860 E R5 million plus ($714,285 plus) Maximum of R R34,000 $4,860 <0.68% 1US$ = R7

18 Warranty Phase The Home Builder shall: a. Rectify non-compliances with, or deviation from, the contract with a home owner or any deficiency. (3 months) b. Repair roof leaks attributable to workmanship, design or materials (12 months roof leak). c. Rectify any Major Structural Defect in the Home caused by the non-compliance with NHBRC s technical requirements. (5 - year structural warranty)

19 Maximum Amounts Payable Cover is for 5 year structural failures Maximum amount payable is the lesser of Enrolment Value or R500k ($71,430) Payable amount includes professional fees + accommodation + transport

20 Affordable house Rectified for R87k ($12,5k) BEFORE AFTER

21 Medium to High Income Houses House Rectified for R600k ($86k) House rectified for R690k ($98.6k)

22 High Income House During Demolition Stage AFTER at R4,5m ($643k)

23 Claims Paid (millions)

24 Potential risk from the subsidy houses A 2,000 housing development For subsidy houses, no claims to the fund has been made so far. However, potential risk to the fund is multi-fold Simple Risk Analysis: Current number of houses enrolled and under warranty = 500,000 A 1% failure rate = 5,000 houses!!!

25 Present Quality Housing Delivery Challenges Late enrolment of projects and homes (consequential effects wrong foundation solutions and no inspections) Escalating building materials (subsidy amount inadequate for top structure) Current subsidy amount of R55k ($8k) to build a top structure of 40m² (i.e. R1,375 per m² or $200/m²) Lack of skilled labour in the construction industry (contractors and inspectors) Projects implemented as Peoples Houses Process are meant to be owner builder in order to give ownership to the people Abuse of emerging home builders by established builders.

26 NHBRC s mandate is on top structures In order to mitigate its risk NHBRC has to check proper implementation of stormwater controls

27 The effects of poor infrastructural Non-existent stormwater control design Poorly designed infrastructure (stormwater) Performance of Top Structure affected by infrastructural design

28 The need for training in basic concrete technology Partly cast foundation. Incomplete slab.

29 The need for proper engineering solution and site inspection Proper design for dolomites Safety during construction

30 The effects of late enrolment! Structural cracking before completion of house Trying to fix floor level on hardened concrete

31 TOWARDS BUILDING SUSTAINABLE HUMAN SETTLEMENTS

32 NHBRC Contribution to Sustainable Human Settlements NHBRC has been involved in: Contributing to Govt national policy on Sustainable Human Settlements; Designing and production of project documentation of housing typologies for the subsidy sector; and Ensuring projects are enrolled timeously.

33 Government s vision for human settlements The strategy incorporated in the Government s vision for Sustainable Human Settlements is to: accelerate delivery, use housing provision as a job creation strategy, ensure access to property and home loans by all, leverage economic growth, combat crime, reduce duality within the housing market, and develop integrated and sustainable human settlements

34 HOUSING TYPOLOGIES: WHERE ARE WE COMING FROM?

35 House Built Pre o o o o Matchbox houses were built Size of houses were 12 to 17m 2 No standards existed Poor quality houses

36 Post 1994 to 2004 Subsidy Houses o o o o o Govt s approach was mainly to provide land Little emphasis was placed on top structure Size of houses increased to 30m² Regulations for the subsidy houses introduced in 2002 Quality slightly improved

37 Post m 2 Breaking New Ground o NHBRC engaged by government to assist in delivery of better quality products o Minimum of 40m 2 houses introduced o Govt introduces a variety of housing typologies

38 2009 to the future Sustainable Human Settlements (SHS) Housing is not about Houses o Govt moves from provision of houses to SHS o Promote through innovation: Energy efficiency Affordability Constructability (easy to construct) sustainable construction principles Quick to construct, Low maintenance, and Easy to have additions or alterations to the houses

39 Alternative Building Methods

40 Compliance to National Building Regulations (NBR) By application of deemed-to-satisfy design and construction rules (SANS or NHBRC Home Building Manual) By application of well established engineering principles and design rules (Rational Design), or By performance assessment and expert opinion/judgment - Agrément Certification

41 Why promote Alternative Building Methods Sustainable, durable materials Good thermal properties Reduction in carbon footprint Social acceptability Cost effectiveness Fast track construction processes (time saving = cost saving) Bankability and resale value Assist Govt in delivering good quality homes and reducing the current backlog

42 NHBRC and Agrément approval of rational design / assessment Structural safety Structural serviceability Structural Durability Fire Safety Energy Efficiency Condensation (Depends on the area) Constructability (Quality Assurance, health & safety etc)

43 THE LEGACY PROJECT IHHWC 2011

44 The Legacy Project The hosting of the IHHWC, for the first time on African soil, is a momentous occasion for South Africa and the continent This calls for a need to leave behind a tangible legacy that improves the circumstances of the less privileged It also calls for tangible demonstration of innovative or alternative building technologies that lead to improvement in construction practices, habits and standards for better quality speed, economy and safety durability and hygienic housing, extending economical, environmental and societal benefits for the people of the country

45 The Legacy Project Cont. The Legacy Project is an opportunity to model housing projects incorporating sustainable and affordable technologies in partnership with the private sector This is an example of such an engagement: to invite private sector to support the Govt in housing delivery (currently approx 2.4 million housing backlog) The project is a baby of National Dept of Human Settlements and NHBRC, with support from Western Cape Dept of Human Settlements and City of Cape Town

46 The Site: The site was chosen in order to reduce costs of living through: Living close to amenities Easy access to transport Nearby work opportunities Growing own vegetables Paying less for electricity and water Conifers, Blue Downs, Cape Town

47 The Legacy Project 8 units unified in design to form a group of houses further strengthened by reducing internal boundaries Units are modernistic & are joined by a central core that reflects South Africa s appreciation for nature by its abstract application of natural materials, warm colours and textures The design of the core joining the two units signifies South Africa s unity in diversity

48 Concept Description cont. 3. Green Economy Considerations The built environment is directly and indirectly responsible for: Consumption of the earth s resources (especially energy) Generation of polluting toxins (e.g. coal burning) and waste Creation of conditions leading to loss of soils and biodiversity Interference with life support systems (e.g. water cycle, soil systems and air quality) It is estimated that 60% of all energy consumed on earth goes towards manufacturing of building materials, physical building of structures, their operation throughout their life span and eventual demolition and recycling

49 Features considered in the energy efficient design of the houses The Legacy Project Planned and designed in terms of energy efficient principles Just large enough to satisfy demand (Total plan area is 60m2) In order to address the challenges of land, the houses were constructed as double storey with a footprint of 30m2 2 Bedroom, a lounge, kitchen & bathroom

50 Features considered in the energy efficient design of the houses The Legacy Project Designed:- To maximise the advantages of correct orientation first, prevailing wind directions second and lastly aesthetic natural views Using low embodied and alternative building materials To have large windows on the northern side, placed to maximise natural light and restrict the use of artificial light during the day To have high and sloping ceilings to allow ventilation during the evening

51 Features considered in the energy efficient design of the houses Designed to have floors constructed of high thermal mass materials in order to collect heat from the winter sun and releasing it slowly thus heating the houses at night Houses are painted in light colours internally and externally, internally to maximise light and externally to reflect heat Rain water harvested through the provision of water tanks is used for vegetable garden Houses have solar water heaters to supply the kitchen and bathroom

52 The Launch. The project was launched on the 18 th July, 2011 by Hon Minister of Human Settlements This day marked the beginning of the construction of the houses This is the beginning of a legacy that will be replicated throughout SA

53 Identification of Beneficiaries Beneficiaries of the houses were identified by the Western Cape Dept of Human Settlements in collaboration with the City of Cape Town Beneficiaries identified from the waiting list and consist of: elderly women and orphan headed households disabled families living below the poverty line

54 THE SYSTEMS & TECHNOLOGIES USED IN THE DESIGN

55 Innovation in Foundation Design

56 Innovation in Foundation (GEOPLAST MODULO SYSTEM) The most important part of a building is the foundation which has to support the structure above. Strength and stability are crucial consideration in foundation design

57 The Modulo System Designed for Strength It consists in a permanent formwork in recycled polypropylene that creates a system of pillars and arches that will permanently support the ground floor slab once concrete is poured on

58 Dolomite Holes Expansive Clay Behaviour of Multimodulo in Expansive Clay

59 Less steel, less concrete, less time =SAVINGS HOUSE FOUNDATION IN 7 WORKING HOURS

60 Construction Process Improvement through the use of thin-bed mortar Thin Bed Mortar Construction using concrete blocks of close dimensional tolerance with 2-3mm mortar joints Thin bed mortar is a pre-mixed cement-based product that only requires the addition of water to make an easily-applied mortar It sets more rapidly, thus giving early stability to the construction Allows the depth of the mortar to be reduced from at least 10mm to 3mm or less Self-aligning blocks allow for easy, accurate and efficient application

61 Recycled concrete blocks Concrete masonry units produced using recycled concrete have a lower embodied energy The blocks are manufactured using 70% recycled material Has same properties as quarried materials and comparable compressive strengths Construction Process Improvement through the use of recycled concrete

62 Walls consist of a 150mm thick expanded polystyrene (EPS) beaded concrete core encapsulated both sides with a 4.5mm calcium silicate board Walls fixed together using an interlocking tongue and groove method between panels and use of mortar sizing liquid to bind and seal Internal walls made of a similar panel but 120mm thick The roof consists of light gauge, structural steel trusses Ceilings always fitted as part of system and insulated Interlocking EPS walling system

63 Lightweight structure made of galvanized metal profiles Exterior walls are cladded with cement boards 15mm thick whilst the interior walls are cladded with a double layer of gypsum boards 15mm thick The cavity is filled with insulation material and electrical and water lines are laid in this cavity. Gypsum Boards with infill of insulation material

64 Let s take you through Our Legacy Journey