Abstract
As the world becomes increasingly urbanised, condition assessment of residential buildings is under increasing scrutiny regarding quality, health, and safety risks. Since 1994, the South African government has made significant contributions toward providing low-cost housing for low-income groups. However, much more must be done to address the industry’s current challenges. This study aims to analyse and assess the condition of residential buildings as well as provide a repair approach for optimal maintenance for the quality of houses developed in South Africa
Previous reports and studies have attributed the poor quality of houses to inadequate management, inadequate technical skills, unfavourable climate, and substandard materials.
The investigation was conducted using a desktop and field study. Desktop reviewed the literature on previous studies on the construction quality assessment tool “Building Quality Index” (BQIH), similar to the principles of CONQUAS used in Singapore and Malaysia. Quantitative field survey data were obtained using BQIH and recording all the defects, damages, and potential risks found in all the elements of the selected houses tabulated on a score sheet using visual inspection. Two case studies, namely the low-cost housing in KwaThema Municipality and middle-income housing in Berg and Dal Estate in Chancliff Krugersdorp, South Africa were utilized as references. The performance of contractors (trained and untrained, experienced and inexperienced, as well as emerging and established) was compared on 30 randomly selected existing houses constructed under the subsidy program, 25 low-cost houses in Deep Level and Riverside KwaThema Municipality, and 5 middle-income houses from Berg and Dal Estate in Chancliffe Krugersdorp South Africa.
According to the findings of the field study, the average quality rating score was between 45% and 60%, and a lower score resulted in a higher remediation cost. Contractors did not adhere to specifications, lacked supervision, and the quality of materials used was poor to build low-cost houses. Houses built by experienced contractors were of a good standard, whereas those built by inexperienced and untrained contractors were of poor quality. The consequences affected homeowners financially
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and their health and safety. Due to the defects,40% of houses had to be partially or demolished and rebuilt. Despite being recently completed, most inspected houses were found to be in a state of disrepair. The construction quality assessment tool can assist the government and other agencies in making better-contracting selections.
This study proposes the effectiveness of proper supervision, a construction quality management system, specifications, and skills development to improve the quality of houses constructed under the subsidy program. Furthermore, through training, particular emphasis should be placed on previously disadvantaged communities such as women and youth.
The findings emphasize the importance of strengthening the inspections and implementing repair and maintenance strategies to reduce the repair and maintenance demands. Additionally, it is crucial to guarantee the long-term viability and cost-effectiveness of residential structures through preventive maintenance, particularly in the low-cost housing sector, and improve the quality of houses constructed in South Africa.