Architectural Works Assessment

Scope:
• Internal Finishes
• External Wall
• External Works
• Roof
• Material & Functional
(M&F) Tests

1
Internal Finishes
2
Sampling System

3
Sampling System

4
Sampling Example
A Condominium Housing :
Gross Floor Area= 50,000 m2

Min Architectural Work samples :

= 50,000 / 70 = 714 samples

5
 Categorisation of Location
3 types of sampling locations :
Principal
• Major functional areas such as hall or room
Service
• Utility areas such as toilet, kitchen etc.
Circulation
• Common areas such as lift lobby, corridor,
staircases, etc.

6
Distribution of Locations

7
 Example On Distribution of Locations

Based on a condominium housing with 120 samples :

• Principal location - 48 samples
• Service location - 48 samples
• Circulation location - 24 samples

8
CONQUAS Rod
Spirit Level
Set Square
2 Assessors per team
9
Internal Finishes Assessment 10
Internal Finishes Assessment
Weightage
Elements
%
Internal Finishes
Floor 16
Internal Wall 16
Ceiling 6
Door 6
Window 6
Component 6
Sub-total 56
Roof 4
Total 60
11
Defect Level Weightages for 7th Edition
FLOOR: 16 points (CONQUAS) 22 points (QM)

Defect Weightage
No
Categories CONQUAS QM

1 Finishing 4.8 6.6

Alignment &
2 2.4 3.3
Evenness
3 Crack & Damages 4.8 6.6

4 Hollowness 1.6 2.2

5 Jointing 2.4 3.3

12
Defect Level Weightages for 7th Edition
WALL: 16 points (CONQUAS) 10 points (QM)
Defect Weightage
No
Categories CONQUAS QM

1 Finishing 4.0 2.5

Alignment &
2 2.4 1.5
Evenness
3 Crack & Damages 4.8 3.0

4 Hollowness 2.4 1.5

5 Jointing 2.4 1.5

13
Defect Level Weightages for 7th Edition
CEILING: 6 points (CONQUAS) 6 points (QM)
Defect Weightage
No
Categories CONQUAS QM

1 Finishing 0.9 0.9

Alignment &
2 0.9 0.9
Evenness
3 Crack & Damages 1.8 1.8

4 Roughness 1.5 1.5

5 Jointing 0.9 0.9

14
Defect Level Weightages for 7th Edition
DOOR: 6 points (CONQUAS) 20 points (QM)
Defect Weightage
No
Categories CONQUAS QM

1 Joint & Gap 0.6 2.0

Alignment &
2 0.6 2.0
Evenness
3 Material & Damages 1.8 6.0

4 Functionality 1.8 6.0

5 Accessories Defects 1.2 4.0

15
 Defect Level Weightages for 7th Edition
WINDOW: 6 points (CONQUAS) 10 points (QM)
Defect Weightage
No
Categories CONQUAS QM

1 Joint & Gap 0.6 1.0

Alignment &
2 0.6 1.0
Evenness
3 Material & Damages 1.2 2.0

4 Functionality 1.8 3.0

5 Accessories Defects 1.8 3.0

16
 Defect Level Weightages for 7th Edition
COMPONENT: 6 points (CONQUAS) 22 points (QM)

Defect Weightage
No
Categories CONQUAS QM

1 Joint & Gap 0.6 2.2

Alignment &
2 0.6 2.2
Evenness
3 Material & Damages 1.8 6.6

4 Functionality 1.8 6.6

5 Accessories Defects 1.2 4.4

17
 Defect Level Weightages for 7th Edition
M&E FITTING: 15 points (CONQUAS) 10 points (QM)
Defect New Weightage
No
Categories CONQUAS QM

1 Joint & Gap 1.5 1.0

Alignment &
2 3.0 2.0
Evenness
3 Material & Damages 4.5 3.0

4 Functionality 4.5 3.0

5 Accessories Defects 1.5 1.0

Illustration refers to Cat B projects only. For projects of other categories, weightages at defect level will be
distributed in similar proportions. 18
Refinements in architectural assessments (8th Edition)

Internal wall: 16 points (CONQUAS)

Defect Current Proposed

No
Category Weightage Weightage
1 Finishing 4.0 2.8
Alignment &
2 2.4 2.8
Evenness
3 Crack & Damages 4.8 4.8

4 Hollowness 2.4 2.8

5 Jointing 2.4 2.8

Refinements in architectural assessments (8th Edition)

Floor : 16 points (CONQUAS)

Defect Current Revised

No
Category Weightage Weightage

1 Finishing 4.8 4.8

2 Alignment & Evenness 2.4 2.8
3 Crack & Damages 4.8 4.8
4 Hollowness 1.6 1.6
5 Jointing 2.4 2.0
 Floor Assessment
Scope:
• Screed finish

• Tiled finish

• Timber flooring

• Carpet

• Raised Floor

21
Floor Standards
• Finishing
- No stain marks
- Consistent colour tone
• Alignment & Evenness
- Evenness of surface (not more than
3mm per 1.2m)
- Falls in wet areas should be in right
direction
- No ponding in falls for wet area
- For staircases, the variance in
lengths of threads and risers must
not exceed 5 mm; nosing must be
straight

22
Floor Standards
• Crack & Damages
- No visible damage / defects
• Hollowness / Delamination
- No hollow sound when tapped
with a hard object
- No sign of delamination
• Jointing
- Joints & pointing
- Consistent skirting thickness
and no visible gap between
wall & skirting

23
Floor Standards
Finishing

Tonality out

24
Floor Standards
Finishing

Paint stains

25
Floor Standards
Alignment & Evenness

Evenness – not >

3mm over 1.2m

26
Floor Standards
Alignment & Evenness

Skirting
alignment
out

27
Floor Standards
Alignment & Evenness

Joint alignment out

28
 Floor Standards
Alignment & Evenness

Inconsistent floor joints due

to different tile size

29
 Floor Standards
Alignment & Evenness
Falls at right direction

No visible ponding at wet areas 30

Floor Standards
Cracks & Damages

dent

31
Floor Standards
Cracks & Damages

Visible nail holes

32
Floor Standards
Jointing

No visible gap at
skirting

33
Floor Standards
Jointing

Poor joint

34
 Floor Standards
Jointing

Visible gap

35
Internal Wall Standards
• Finishing
– stains, painting defects,
tonality, patchy & roughness
• Alignment & Evenness
– Alignment, uneven &
squareness
• Crack & Damages
– crack, chipping, dent &
scratches
• Hollowness / Delamination
• Jointing
– Joints & pointing

36
 Wall Standards
Finishing

Patchiness and Roughness above skirting

Wall

Should not have stains

Skirting
37
Wall Standards
Finishing

Pin-holes

38
Wall Standards
Finishing

Marble Wall
Even Tonality

39
Wall Standards
Alignment & Evenness

Squareness out

40
Wall Standards
Alignment & Evenness

Joint Alignment Out

41
Wall Standards
Cracks & Damages

Crack

42
Wall Standards
Jointing

Visually straight
at corners

43
Wall Standards
Alignment & Evenness
Jointing

Align & Straight

at corners

44
Wall Standards
Jointing

Poor Pointing

45
Ceiling Standards

• Finishing
– stains, painting defects, patchy &
roughness
• Alignment & Evenness
• Crack & Damages
– crack, chipping, dent & scratches
• Roughness
• Jointing
– Joints & pointing

46
 • Joints & Gap
– Joints, gap etc too big, inconsistent
& improper seal
• Alignment & Evenness
• Material & Damages
– crack, chipping, dent, scratches,
paint peeling, stains, discolouration
& corrosion
• Functionality
• Accessories Defects
Doors – Missing item, improper fixing,
Standards stains, corrosion, other damage
47
 Door Standards
Joints & Gap

Floor Divider

Poor Joints

48
Door Standards
Joints & Gap
Inconsistent gaps

49
Door Standards
Joints & Gap

Poor joint between door

frame and wall

Inconsistent door gap

50
Door Standards
Joints & Gap

Gaps not filled

51
 Door Standards
Alignment & Evenness

Door alignment out

52
 Door Standards
Material & Damages

nail hole

Chip
dents
53
Door Standards
Material & Damages

Tonality Out
54
 Door Standards
Accessories Defects

No sign of corrosion
for ironmongery

55
Door Standards
Accessories Defects

Neat joint for

accessories

56
Door Standards
Accessories Defects
Stain marks

57
 Door Standards
Accessories Defects

Corroded chroming

58
 Window • Joints & Gap
– Joints, gap etc too big, inconsistent
Standards & improper seal
• Alignment & Evenness
• Material & Damages
– crack, chipping, dent, scratches,
paint peeling, stains, discolouration
& corrosion
• Functionality
• Accessories Defects
– Missing item, improper fixing,
stains, corrosion, other damage
59
Window Standards
Joints & Gaps

No visible gap &

rough silicone marks
60
Window Standards
Joints & Gaps

Inconsistent joints

61
Window Standards
Joints & Gaps

Poor jointing

62
 Window Standards
Material & Damages
Accessories Defects

Paint stains
(Material & Damages)

Seal not done properly

(Accessories Defects) Dent
(Material & Damages)

63
Window Standards
Material & Damages

Dent

64
 Window Standards
Material & Damages

Roughness

65
Window Standards
Functionality

Any sign of leakage will be

faulted under “Functionality”

66
Window Standards
Functionality

“Squeaky” sound is faulted

under “Functionality”

67
 Component Items

• Components are permanent fixtures like

railings, wardrobes, cabinets, sanitary wares,
signages, etc

68
 • Joints & Gap
Components
– Joints, gap etc too big, inconsistent
Standards & improper seal
• Alignment & Evenness
• Material & Damages
– crack, chipping, dent, scratches,
paint peeling, stains, discolouration
& corrosion
• Functionality
• Accessories Defects
– Missing item, improper fixing,
stains, corrosion, other damage
69
Wardrobe

70
Kitchen Cabinet71
Towel Bar

Mirror

Toilet Roll Holder

WC

Wash Basin

72
 Soap tray classified
as component

Water tap classified as

M&E Fitting

Component
73
Signages

74
Component Standards
Joints & Gap

Neat joints

75
Component Standards
Joints & Gap

Consistent joint
width & neat

76
Component Standards
Joints & Gap

Consistent & neat

joints

77
Component Standards
Alignment & Evenness

Wardrobe door
misaligned

78
Component Standards
Alignment & Evenness

Drawers to be flush

79
Component Standards
Material & Damages

Scratch & dent

80
Component Standards
Material & Damages

Staple mark

81
 Component Standards
Accessories Defects

slight alignment out for cabinet handles - to be faulted under

“accessories defects”
82
 M & E Fittings

• Gully
• Floor trap
• Water tap
• Pipes
• Trunking
• Power point
• Switches
• Telephone point
• ELCB
83
 M & E Fittings

• Distribution board
• Air-con diffuser
• Fan coil unit
• Lighting
• Smoke alarm
• Sprinkler heads
• CATV camera
• Hand dryer
• PA speaker
84
 • Joints & Gap
M & E Fittings – Joints, gap etc too big, inconsistent
Standards & improper seal
• Alignment & Evenness
• Material & Damages
– crack, chipping, dent, scratches,
paint peeling, stains, discolouration
& corrosion
• Functionality
• Accessories Defects
– Missing item, improper fixing,
stains, corrosion, other damage
85
M & E Fittings Standards
Joints & Gaps

86
M & E Fittings Standards
Joints & Gaps

87
M & E Fittings Standards
Alignment & Evenness

88
M & E Fittings Standards
Alignment & Evenness

89
Architectural Works Assessment
External Wall & Works, Roof
90
 Presentation Map

• External Wall - 6 types

• External Works - 11 types
• Material & Functional Testing - 5 items

91
 External Wall & External Works

Weightage
Elements
%
External Wall 12
External Works 6

92
Award points

Introducing 11
2 Points
 Design/Material Choice Proposed Points
(Under Material & Functional Test) (Architectural) (max)

External facade
Precast or System Formwork or Cladding
Façade 1
Precast/S. formwork/Cladding facade area x Allocated points
Total area of facade

Internal wall partition

Drywall or Lightweight partition panels
1
Drywall/ Light weight wall partition area x Allocated points
Total area of internal partition (Excluding wet areas)
 Internal wall : Drywall or Precast Wall Partition (8th Edition)

Up to 1 point

Wall system Point

Drywall 1
Light weight precast wall 0.9
(with skim coat)
Light weight precast wall 0.6
( with plastering)

Drywall/Precast wall partition area x Allocated points

Total area of internal partition (Excluding wet areas)
 External Walls
• 50% of the building facade
assessed
• Plaster Finish
• Tiled Finish
• Cladding / Curtain Walls
• Facing Brickwork
• Architectural Coating
• Painting

96
External Wall Assessment

97
 General Requirements
• Evenness / Roughness
– Overall surface should be even, not wavey & not patchy
– sample further divided into 2 portions for assessment
• Staining / Painting
– No visible stain marks & good paint works
• Cracking / Damages
– No visible damage / defects
• Jointing / Alignment
– Consistent joint width, aligned & neat
– Corners of wall maintained at right angles and straight
– External features visually in alignment
98
 Plastered Wall

• No visible crack
• Surface visually
even
• No patchiness
• Straightness of
corners

99
 Tiled Finish

• Tile joint aligned

• Surface visually
even
• No chip, crack or
mortar stain
• Straightness of
corners

100
 Cladding / Curtain Walls

• Gap properly sealed

• Joints of regular widths
• Plumb tolerance
• Evenness of surface
• Straightness of corners

101
 Facing Brickwork
• 10mm joint with
pointing
• Weep holes
provided
• No mortar
droppings
• No efflorescence
• Straightness of
corners
102
 Architectural Coating

• No visible cracks
• Surface visually
even
• No patchiness
• Straightness of
corners

103
 Painting Finish

• No visible crack
• Surface evenly
painted
• No patchiness
• Straightness of
corners

104
External Works Assessment
105
 External Works
1. Link-way / Shelter 7. Fences & Gate
2. Apron & Drain 8. Swimming Pool
3. Roadwork & Carpark 9. Club House
4. Footpaths & Turfing 10. Guard House
5. Playground 11. Electrical Substation
6. Court

106
 External Works Sampling Plan
External Works Sample Size
1 Linkway / Shelter 10m length section per sample and minimum 2 samples
2 Apron & Drain 10m length section per sample and minimum 2 samples
3 Roadwork & Carpark 10m length section per sample and minimum 1 sample
4 Footpaths & Turfing 10m length section per sample and minimum 2 samples
5 Playground 1 location
6 Court 1 location
7 Fencing & Gate 10m length section per sample and minimum 1 sample
8 Swimming Pool 10m length section per sample and minimum 1 sample
9 Club House 1 location
10 Guard House 1 location
11 Electrical Substation 1 location

107
 Link-way & Shelter

• Floor
• Column
• Ceiling
• Other Finishes
• M & E Fittings

108
External Works Assessment

109
 Apron & Drain

• Drains
• Drain Cover
• Apron 1
• Apron 2
• Inspection
Chamber
110
External Works Assessment

111
 Roadwork & Carpark

• Side Drain
• Road Surface
• Kerbs
• Road Sign
• Lighting

112
External Works Assessment

113
 Footpaths & Turfing

• Footpath
• Turfing
• Lightings
• Fencing /
Railing
• Other Fixtures
114
External Works Assessment

115
 Playground

• Floor
• Perm. Fixture 1
• Perm. Fixture 2
• Lightings
• Signage

116
External Works Assessment

117
 Court

• Floor 1
• Floor 2
• Signage
• M & E Fittings
• Perm. Fixture

118
External Works Assessment

119
 Fencing & Gate

• Fence Left
• Gate
• Fence Right
• M & E Fittings
• Signage

120
External Works Assessment

121
 Swimming Pool

• Side Drain
• Foot Path 1
• Foot Path 2
• M & E Fittings
• Other Fixtures

122
External Works Assessment

123
 Club House

• External Wall 1
• External Wall 2
• External Wall 3
• External Wall 4
• Apron & Drain

124
External Works Assessment

125
 Guard House

• External Wall 1
• External Wall 2
• Apron & Drain
• Gantry
• Other Fixtures

126
External Works Assessment

127
 Electrical Substation

• External Wall 1
• External Wall 2
• External Wall 3
• External Wall 4
• Apron & Drain

128
External Works Assessment

129
 Roof Assessment

• Sampling :
– Minimum 50% of
the roof areas

• Roof Assessment
– Flat Roof

130
Roof Assessment

131
 Roof Assessment
• Stain / Painting • Joint / Sealant / Alignment
– No stain marks – Consistent joint width, neat
– Good Paint work & aligned
• Rough / Uneven / Falls • Chokage / Ponding
– Look smooth and with no – No sign of chokage and
tool marks ponding
– Even and level esp no • Construction
potential in stripping – No sign of leaking
– Good falls in right – Proper dressing for any
direction protrusion. No sign of
• Crack / Chip / Damage leaking
– No visible damages / – Neat & secured installation
defects of fixtures

132
Material & Functional Tests

133
Award points

Introducing
2 Points

9
Prefabricated Bathroom (at least 65% of 1.5*
toilets) (Architectural Bonus point)

* Bonus point is subject to weightage for Architectural Works

 Pre-packed
Plaster
• Full mark for use
of pre-packed
plaster for ALL
plastering work
on site

136
 Field Window Water-Tightness Test

• To test leakage in
windows joints
• Test simulates the local
wind-driven rain
conditions
• Minimum 20 samples
and maximum 100
samples
• Each joint tested for 10
minutes

137
 Field Window Water-
Tightness Test

• The device is mounted to a

gondola/scaffold
• Blower is on and water is
sprayed with gust for 10
minutes
• Test fails if leakage* is
detected
* appearance of uncontrolled
water on the indoor face of the
wall
138
Examples of leak occurrence

139
 Wet Areas Water-Tightness Test

• 100% assessment for

internal wet areas e.g.
toilet, bathroom, and
flat roof
• Minimum 24 hours
ponding test

140
No blockage during
water ponding test

141
 Internal Wet Area Waterproofing Process

• In-process inspection
by BCA
• Based on:
– Approved method
statement
– Shop drawings
– BCA’s Good Industry
Practices Guide

142
Pull-Off-Test for Internal Wall
Tiles

• Minimum 1 and
maximum 5 sets
• 5 samples per set in 1
location
• priority to select tiles
with hollow-spots

143
 Pull-Off-Test
Device
• Hand-jacked
hydraulic pump
• Pressure gauge
• Metal clamp
• base plate
144
Pull-Off-Test Procedures
• A metal base plate of
exact size with the wall
tile is adhered
• After the epoxy grout is
set, a hand-jacked
hydraulic pump is used
to pull-off the wall tile
• Minimum pull-off
strength of 0.15 N/mm2

145
THE END

146