My Neighbour Is Going To Rebuild, What Are My Rights?

[ignoranceisbliss 0]

My inter terrace was purchased 1 year + ago and things are new. My new direct neighbour will soon be rebuilding. I have a toddler and a baby and am very worried about the dust and noise that the rebuilding works are going to create. Also, am worried that the projects may last a year or 2. I do not have a helper and my life is busy enough... I will not be able to handle the mess that is to come.

All I know is the builder will get someone to take pictures of my home to confirm the pre-construction and post-construction state i.e. their construction has not affected my home. Other than this, may I know what are reasonable requests that direct affected neighbours can make?

1. Weekends construction. We work so its fair if rebuilding are done during weekdays 9am-6pm. In condos and hdbs, no weekends works are allowed. But I have seen landed rebuilding works carried out on weekends including Sat and Sun. That will make our place unlivable at all. Can I request that works be carried out only on weekdays? Is this lawful?

2. Scaffolding / protection sheets. Some rebuilders put up flimsy scaffolding and broken protection sheets and end up sprays of cements etc got thrown over to the neighbours. How could such disputes be resolved?

3. Paint - my new coat of white paint is still new. I can imagine it to be not so nice after the construction work. Is it reasonable to ask for a coat from the rebuilder or at least on a shared coast basis?

I know a lot really depends on whether my new neighbour is a nice or a not so nice rebuilder. Worst case scenario, he could disregard our presence and ignore us totally causing us much disaster.

If that's the case, we will have to fall back to the law. May I know what are lawful rights and what aren't?

[leechaorui 2]

To share some of my thoughts with you on your questions.

1. Weekends construction. We work so its fair if rebuilding are done during weekdays 9am-6pm. In condos and hdbs, no weekends works are allowed. But I have seen landed rebuilding works carried out on weekends including Sat and Sun. That will make our place unlivable at all. Can I request that works be carried out only on weekdays? Is this lawful?

Response: On Saturday, contractor is allowed to work. Not for Sunday or public holidays.

2. Scaffolding / protection sheets. Some rebuilders put up flimsy scaffolding and broken protection sheets and end up sprays of cements etc got thrown over to the neighbours. How could such disputes be resolved?

Response: It is quite normal to have some of these stuff thrown over to your place. I think quite inevitable even when much care is taken.

3. Paint - my new coat of white paint is still new. I can imagine it to be not so nice after the construction work. Is it reasonable to ask for a coat from the rebuilder or at least on a shared coast basis?

Response: You can request from the contractor for a new coat of external paint after the construction. Do it at about the same time when the contractor is painting the newly constructed house. It is more economical for him.

I know a lot really depends on whether my new neighbour is a nice or a not so nice rebuilder. Worst case scenario, he could disregard our presence and ignore us totally causing us much disaster.

Response: Give and take and things will be okay. Contractor also don't want to have problems with you. No reasonable neighbour wants to create trouble too.

If that's the case, we will have to fall back to the law. May I know what are lawful rights and what aren't?

Response: For workplace safety violation, you can approach Ministry of Manpower. For mosquitoe breeding problem, you can approach National Environment Agency.

[pantieileen 2]

Sigh i think i'm **** suay.

My unit was completed in Dec 2011. Next door unit was sold, they canvas the carporch and backyard between my side and theirs. Now the contractor runaway hence their unit became like deserted. The canvas fell onto my side onto my car bonnet and i cannot do anything but to use broom to push all their canvas onto their site. Their irresponsible contractor hack their unit halfway, causing a crack in my wall (dining room), kitchen and carporch roof which resulted in my entire kitchen leaking.

Called BCA but they themselves cannot contact the contractor. Call NEA to complain about mosquito breeding but they couldn't even enter the site coz it was locked.

So any new would be owners reading this. If you pay cheap cheap like SGD 300k (what my neighbor paid) for reconstruction of your 2storey to 2.5storey, inclusive of carpentry. This is an impossible price!!!

If you want to know the name of my neighbor's contractor located in Tiong Bahru, feel free to PM me. I will be more than happy to provide you with my address and you could witness the process of the surrounding new constructions to compare.

[HappyHouse88 0]

So any new would be owners reading this. If you pay cheap cheap like SGD 300k (what my neighbor paid) for reconstruction of your 2storey to 2.5storey, inclusive of carpentry. This is an impossible price!!!

Poor thing.. hopefully your neighbour quickly clear the mess he created. BTW, NEA can fine him right?

[AnneY 0]

1. Weekends construction. We work so its fair if rebuilding are done during weekdays 9am-6pm. In condos and hdbs, no weekends works are allowed. But I have seen landed rebuilding works carried out on weekends including Sat and Sun. That will make our place unlivable at all. Can I request that works be carried out only on weekdays? Is this lawful?

My understanding is no drilling/hacking and other "heavy" activty after 12 noon on Sat. My neighbour called my contractor up to complain the moment it is past 12 noon on Sat during my construction.

You can consider this : Get a meeting with the main contractor's rep before you sign off the pre-consultant survey photos. You can convey your concerns and requests to he main contractor and get their project manager's mobile phone number. Most contractors try to start off with a good relationship with neighbours.

There is little way to escape the noise, dirt and inconveniences of living next to a major construction. If cracks appear on your wall, floor, water leakage, excess vibration etc you can complain to BCA - they take safety concerns very seriously.

[ignoranceisbliss 0]

Thank you all for your sharing on the subject. They have been very useful and provide me with a greater understanding.

[snailtrails 0]

Thank you all for your sharing on the subject. They have been very useful and provide me with a greater understanding.

Glad you got some resolution.

The most important thing to remember - try to be nice to your neighbours and hope they reciprocate!

Our neighbour also renovated and there were slight cracks appearing on our walls. After contacting our neighbour and talking to their contractor - we agreed for minor touch ups on our side - and on the day they moved back in, we invited them for dinner to celebrate!

[Seacliff 0]

Glad you got some resolution.

The most important thing to remember - try to be nice to your neighbours and hope they reciprocate!

Our neighbour also renovated and there were slight cracks appearing on our walls. After contacting our neighbour and talking to their contractor - we agreed for minor touch ups on our side - and on the day they moved back in, we invited them for dinner to celebrate!

[Seacliff 0]

Dear Ignoranceisbliss,

My neighbour is presently rebuilding her terrace house next to mine. I bought my house not knowing she was rebuilding and had a rude shock when we were told immediately once settlement was made. You are right to worry. Please go to BCA website, they have just come up with a booklet on your rights when your neighbour is rebuilding. My house leaked right after they tore down her house. When we approached the contractor, they said that they will see to it. 2 months later, my house was still leaking badly at the boundary wall inside my house, water seeping into my timber flooring. I had no choice but to call BCA. Contractor argued that the preconstruction survey showed that my house was already leaking before the works. Not true, because after I bought it, we spend 200 k renovating the house. Within a month, problem solved. It was due to the exposure of the soil after they tore down the house and no attempt was made by the contractor to prevent water seepage into my house by covering the exposed ground. Debris like big stones, cement pieces, nails. sand....will drop over your side. Initially no netting or hoarding was set up until BCA told them it is a requirement. Now, I still get metal rods, nails, sand and stones.. sometimes big cement pieces. Yes, these can hurt you. The noise is terrible. They will tell it that it is only noisy during the initial piling stage, not true. Its been 9 months already and as I sit here, there are 2-3 drills drilling just next to my side of the wall. It is very loud and you can hardly think with the noise. The workers take liberty to just walk on your roof without informing you, so you have to keep watch. Cement will spill over to your side when they start constructing the beams etc. So make sure your open areas are boarded up securely. And there will be workers living onsite. Please find out and understand your rights. Take pictures, have all in black and white. Piling works will cause damage to your house. The vibration is so bad, my new timber flooring cracked not at the gap but within the wood. However, the contractor said it is due to my wood quality and not their piling. It will take a year or so for them to complete. If you just take the contractor at his word, I assure you there will be disputes eventually. Know what is happening and be one step ahead. Most contractors will not take precautions or be proactive in their approach as far as your property is concern. They will always say, don't worry, we will clean it up or fix it for you later when they should be preventing inconveniences and damage to your property in the first place. Contact me if you require more info. Thanks and good luck.

Note: BCA will only assist if there is leakage involved. (If the contractor is experience and careful, this should not happen.) Contact NEA for noise, mosquitoes .. and MOM for workers issues..

[pantieileen 2]

Dear Ignoranceisbliss,

My neighbour is presently rebuilding her terrace house next to mine. I bought my house not knowing she was rebuilding and had a rude shock when we were told immediately once settlement was made. You are right to worry. Please go to BCA website, they have just come up with a booklet on your rights when your neighbour is rebuilding. My house leaked right after they tore down her house. When we approached the contractor, they said that they will see to it. 2 months later, my house was still leaking badly at the boundary wall inside my house, water seeping into my timber flooring. I had no choice but to call BCA. Contractor argued that the preconstruction survey showed that my house was already leaking before the works. Not true, because after I bought it, we spend 200 k renovating the house. Within a month, problem solved. It was due to the exposure of the soil after they tore down the house and no attempt was made by the contractor to prevent water seepage into my house by covering the exposed ground. Debris like big stones, cement pieces, nails. sand....will drop over your side. Initially no netting or hoarding was set up until BCA told them it is a requirement. Now, I still get metal rods, nails, sand and stones.. sometimes big cement pieces. Yes, these can hurt you. The noise is terrible. They will tell it that it is only noisy during the initial piling stage, not true. Its been 9 months already and as I sit here, there are 2-3 drills drilling just next to my side of the wall. It is very loud and you can hardly think with the noise. The workers take liberty to just walk on your roof without informing you, so you have to keep watch. Cement will spill over to your side when they start constructing the beams etc. So make sure your open areas are boarded up securely. And there will be workers living onsite. Please find out and understand your rights. Take pictures, have all in black and white. Piling works will cause damage to your house. The vibration is so bad, my new timber flooring cracked not at the gap but within the wood. However, the contractor said it is due to my wood quality and not their piling. It will take a year or so for them to complete. If you just take the contractor at his word, I assure you there will be disputes eventually. Know what is happening and be one step ahead. Most contractors will not take precautions or be proactive in their approach as far as your property is concern. They will always say, don't worry, we will clean it up or fix it for you later when they should be preventing inconveniences and damage to your property in the first place. Contact me if you require more info. Thanks and good luck.

Note: BCA will only assist if there is leakage involved. (If the contractor is experience and careful, this should not happen.) Contact NEA for noise, mosquitoes .. and MOM for workers issues..

100% agree!

I keep BCA, MOM, TP, NPPC, NEA numbers on my speed dial so ya, complain complain complain!!! All contractors cmi take their own sweet time.

[ignoranceisbliss 0]

100% agree!

I keep BCA, MOM, TP, NPPC, NEA numbers on my speed dial so ya, complain complain complain!!! All contractors cmi take their own sweet time.

Did you manage to stop the mossies problem after the builders stopped work? How is the current progress?

[ignoranceisbliss 0]

Renovation guide for landed home owners

Govt's new guidelines urge owners to spare a thought for neighbours

The Straits Times - August 24, 2012

By: Jennani Durai

Rebuilding has become more common in older landed estates. -- ST PHOTO: LAU FOOK KONG

GO AHEAD and renovate or rebuild your home, but do not be a neighbour from **** in the process.

Owners of landed property now have a clearly defined checklist identifying the dos and don'ts during renovation or building.

A set of guidelines released by the Government yesterday urges landed home owners to think about their neighbours when carrying out building works.

The guide covers subjects that are becoming increasingly relevant as greater numbers of house- proud Singaporeans either tear down and rebuild houses or make additions to them.

Aside from minimising noise and dust problems, home owners should consider details such as the materials used to build the facade of a house, the guide says.

Even the placement of condensers of air-conditioning units matters in maintaining neighbourly relations, it says.

A circular containing these guidelines was sent out by the Urban Redevelopment Authority and the Building and Construction Authority yesterday to the various associations for home owners, architects, engineers, contractors and builders.

A footnote in the circular said that the guide was intended to be "advisory" in nature, and that both authorities "are not obliged to intervene in the event that any party chooses not to adhere to the guide".

Dr Ho Nyok Yong, president of the Singapore Contractors Association, said that tearing down and rebuilding houses has become more common in older landed housing estates.

"Many who buy houses now want to do alterations so that the houses look newer," he said.

Mr Lim Peng Hong, who owns engineering firm PH Consulting, explained that many people want to maximise their land.

"Land is expensive now, so if you buy a two-storey house and you are able to construct a three-storey house on that land, the tendency will be to tear down the original house to increase living space," he said.

Mr Lim is the former president of the Association of Consulting Engineers Singapore.

Dr Ho said the circular was timely as previous guidelines had governed renovation in Housing Board flats but not private houses.

He added that the guidelines would raise overall awareness among home owners and contractors alike.

"If there is going to be hacking into walls or a lot of time spent on renovation, it's responsible to inform your neighbours, as they may need time to prepare," he said.

He pointed out that contractors could also make use of specialist equipment to reduce noise. For example, the guide suggests using smaller, quieter micro-piles rather than noisy reinforced concrete piling systems that could also potentially cause damage to surrounding properties.

Mr Theodore Chan, president of the Singapore Institute of Architects, advises landed property owners to consult an architect as the first step in their renovation to minimise the inconvenience caused to their neighbours.

Ms Lee Bee Wah, an MP for Nee Soon GRC, said she periodically gets complaints from residents in landed estates about their neighbours' renovation works, but that it is not an increasing trend.

"Mostly, they complain about the noise and dust created," she said.

"I've also received complaints from residents that construction workers climb on their roofs without their consent to carry out works on the neighbouring house."

Checklist from URA and BCA

Inform your neighbours of your plans and how long you expect construction to take. If they have any concerns, resolve them.

Get your neighbour's written consent if you require access to his property during the construction.

Remind your builder to minimise noise, to not work at night and to ensure debris does not fall onto your neighbour's property.

Remind your engineer to check if asbestos is present in your building. Inform your neighbours if it is, so they can stay away while it is being removed.

Get your engineer and builder to select micro piles or jack-in piles. These generate less noise.

If excavating to build a basement or a pool, get your builder to avoid excessive ground movements. Ask your engineer to check that any additional load from adding a pool does not affect the stability of your neighbour's boundary walls.

Avoid using highly reflective materials on your roof or facade. They may cause glare and discomfort to your neighbours.

Locate your air-conditioner condensers in the attic or roof, or at least 2m from the boundary shared with your neighbour, as they generate a lot of heat and noise.

[pantieileen 2]

Did you manage to stop the mossies problem after the builders stopped work? How is the current progress?

the neighbors finally decided to use the same builder as i did. So HENG sia....my builder will solve my problems but....another 8months to go for them.