The REAL deal: Towards testing all buildings for quality

• CIDB’s bid to elevate the quality of Malaysian buildings is laudable and a move in the right direction. Without question, good quality and sustainable buildings are the way forward.

More and more developers are assessing the quality of their newly completed buildings on a voluntary basis. This is done via Qlassic, the quality assessment system for building construction works developed by the Construction Industry Development Board (CIDB).

Qlassic, or Construction Industry Standard (CIS 7), is modelled after Singapore’s Conquas (Construction Quality Assessment System). Introduced in 1989, Conquas is the island republic’s national standard for assessing the construction workmanship quality of building projects.

CIDB’s Qlassic was rolled out in 2006. The assessment structure was revised eight years later in 2014 and again in 2021. The last revision maintained checks for architectural works and basic mechanical and electrical (M&E) fittings and external works, but dropped the assessment of structural and M&E works. The assessment weightage for architectural works, basic M&E fittings and external works was also adjusted.

For three days starting from Nov 1, Malaysia’s construction industry stakeholders will gather for a CIDB-initiated workshop in Selangor to discuss making Qlassic mandatory for all government projects costing RM10 million or more and private projects costing RM50 million and above.

This is not CIDB’s first attempt at making Qlassic mandatory. The idea was first mooted in 2014 with an initial plan for developers to include the Qlassic score in their application for the Certificate of Completion and Compliance (CCC) for their projects by 2020. That did not materialise.

CIDB’s bid to elevate the quality of Malaysian buildings is laudable and a move in the right direction. Without question, good quality and sustainable buildings are the way forward.

Hence, the upcoming workshop is not only timely but necessary. However, beyond continuing the conversation on making Qlassic mandatory, it is opportune for the forum to review the function, scope and impact of Qlassic. This is crucial given how the building and construction industry has evolved, with more challenges and changes in the landscape on the horizon.

As Qlassic scores now stand, the rating for building workmanship is based on the relevant approved standards. Simply put, marks are awarded if the workmanship complies with the respective standard. The marks are then summed up to calculate the Qlassic score (in percentage) for the building construction project assessed.

Though Qlassic assessment is not compulsory, developers are increasingly coveting the assessment as a means to evaluate the performance of contractors. Consequently, contractors who fail to achieve a predetermined and agreed score risk facing punitive payments as spelt out contractually with the developer.

A highly rated building would help the developer’s marketing efforts. Besides wielding the big stick, developers should think about rewarding contractors instead for a job well done. Dangling the carrot could go a long way.

It must be noted that the Qlassic assessment on its own is not intended to be used for compliance purposes. Still, the quality benchmarking is definitely a step in the right direction.

What is ‘quality’?

While the “why” for Qlassic is clear, it is the “what” and “how” that will ultimately determine its relevance and desired impact.

“Quality” must be one of the most contentious adjectives, if not the most, in the building and construction arena. One man’s meat is another’s poison. To the untrained eye, quality is immediately assumed based on something visual such as that of the finishing, for instance. Even so, surely the finishing of an affordably priced home cannot be expected to equal that of a high-end unit. There is a need for a definition of “quality”. Consumers’ expectations must be realistic at the same time.

All that aside, the Qlassic scoring is understandably subjective. Still, the assessment would be more meaningful and convincing if rating parameters are reviewed and tightened accordingly to present a more level playing field for properties at different price points. This is something for the coming CIDB workshop participants to mull over.

Site inspections

Qlassic assessments are through site inspections conducted after the completion of a project’s building construction works, but before its handover. Construction works that are rectified after the assessment would not be reassessed for the Qlassic score. This practice is to encourage contractors to “do things right the first time and every time”.

Why don’t Qlassic assessors do their rounds during the construction process instead of keeping to one visit timed after the project’s completion? This way, quality will surely be pushed up a notch or even two. To facilitate this, a rethink of the Qlassic assessment benchmarking, schedule and scoring is necessary. Something to think about.

Cost

How much does a Qlassic assessment cost? It depends on the building’s gross floor area. The new rates effective January this year range from RM3,400 (for projects of less than 9,100 sq m) to RM9,500 (35,001 sq m and above). Assessment costs for government projects are fully subsidised. As it stands, the assessment cost is not significant, with little or no impact on the project’s construction costs.

Who are the assessors?

Who is eligible to be a Qlassic assessor? According to CIDB’s website, the target participants comprise architects, site supervisors, inspectors of works, engineers and construction project managers, among others.

All that is required is at least two years of experience in the construction field working as technical personnel involved in monitoring and supervision work as well as site experience. Government servants with engineering qualifications who are involved in project monitoring/fieldwork are also eligible to apply.

Those accepted attend Levels 1 and 2 of the assessor course, conducted over two days, after which a certificate of attendance is issued. This is followed by the Qlassic exam, which warrants candidates to go on-site for building assessment.

Who polices the assessors?

Qlassic assessments are conducted at unspecified random parts of the building; not the entire building is checked. The scoring is guided by a predetermined format.

Achieving a high score is crucial for the contractor as this is basically his report card for the job as well as his track record. Add to that the unwelcome prospect of a penalty payment to the developer for underperformance vis-à-vis the contract.

The push for mandatory Qlassic assessment is only as good as the commitment that the process is adequately ring-fenced from any form of corrupt practices. No compromise should be condoned. Checks and balances, transparency and integrity must prevail as we work to elevate the quality of Malaysian buildings. That’s the real deal.

Au Foong Yee ([email protected]) is an editor emeritus at The Edge Malaysia.

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