Lawrence Wong
Singapore
“Sir, we will provide more information. I see the value of getting Ministries to put out more information, to share more about how their resources are being used and what outcomes they have achieved.”
“Sir, I agree fully with Mr Azhar that human capacity, human capital is critical. In fact, I would say the long-term potential of Singapore, how far we go really depends on us being able to maximise our human potential. That is key and that is why we have long invested in education. And it is not just about the investments.”
“Sir, we have been maintaining that commitment of 1% for some time now. I do not think it is about saying that we just have to do more and spend more. As many have highlighted, we want to ensure good outcomes from our R&D spending as well. So, we will continue if the outcomes are good.”
“This has never been the case. Temasek, when it started, was always very clear about its mandate from the very beginning – commercial, not doing national service, focused on commercial outcomes.”
“Sir, the MOF economists when they look at fiscal projections use Government's forecast of the economy, which is also published. We would typically use the mid-point of the range and then, of course, because these are in nominal terms, you have to factor for that. And the projections are done on those basis.”
“Sir, I was relieved that Mr Loh said he only has one question, but he asked the most difficult question. To answer the question, we will continue to monitor cost of living across all segments of society.”
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“Some older Housing and Development Board (HDB) flats built in the 1970s and 1980s were designed with multi-step entrances to offer more privacy and added security for occupants of the flats. HDB estimates that there are more than 100,000 such units. With an ageing population, elderly residents and wheelchair users living in these flats may now face difficulties negotiating the steps. HDB has been carefully studying this issue. There are challenges in implementing a common solution across blocks of different configurations. Any solution will likely have to be customised to the flat configuration, corridor space availability and the residents' needs, without posing maintenance issues or obstructing the fire escape route. When we have developed the appropriate solutions, we could implement them as an expansion of the Enhancement for Active Seniors scheme or through other programmes. HDB is also exploring with other agencies the options for financial assistance that could be provided for low-income families who may need such ramps or platforms. Meanwhile, residents who wish to engage a private vendor to install customised ramps today can approach the HDB branches. HDB is working towards offering a one-stop application service for residents by coordinating the application with the relevant regulatory agencies. This will make it easier for residents to install such ramps. Residents who need financial help for the ramp installation may also approach voluntary welfare organisations or their Advisers for assistance.”
“In the event of a fire to Housing and Development Board (HDB) markets and eating houses which renders the premises unfit for use, HDB’s priority is to rebuild the replacement premises as soon as possible. This is to minimise the impact on the affected stallholders, and facilitate the return to normalcy for their business operations as soon as possible. HDB will bear the full cost of building the replacement premises. In the interim, HDB and other Government agencies have provided immediate assistance and coordinated for help to be extended to the affected stallholders of Jurong West market. For instance, HDB has waived the rental for the operator of the market during the interim period when the replacement premises are being built. The Temporary Occupation Licence fees for the State Land on which the temporary market will be built will also be waived. In addition, the National Environment Agency has offered the affected stallholders available market and food stalls where they can conduct their businesses in the interim. More recently, the People’s Association and the Employment and Employability Institute have held a job fair to assist the stallholders in finding alternative employment. These measures complement the commendable efforts of the Adviser, grassroots leaders and community in raising funds for the construction of the temporary market. We will continue to monitor the situation and provide further assistance to the stallholders where needed.”
“We will continue to work closely with the industry to ensure that our amusement rides are designed, maintained and operated according to prescribed safety standards. Ride users can also play a part in creating a safe and fun experience for themselves by adhering to the ride safety guidelines.”
“Amusement rides in Singapore are regulated under the Amusement Rides Safety Act administered by the Building and Construction Authority (BCA). Under this regulatory framework, permits are required for the installation, modification and operation of amusement rides. Regular maintenance and inspections are also required. This framework ensures that rides are designed, maintained and operated according to internationally recognised safety codes and standards. For the installation of new rides and for major modifications to existing rides, a Qualified Person has to be appointed to review and certify the plans and safety assessments based on the technical codes. The Qualified Person must be a Specialist Professional Engineer registered with the Professional Engineers Board in the discipline of Amusement Rides Engineering. The ride operator oversees the safety of ride operations. Among other requirements, the ride operator needs to appoint a Ride Manager to manage and supervise the daily operation and routine maintenance of the ride. For example, the Ride Manager needs to ensure a thorough inspection before opening the ride for public use each day and that only persons trained to operate the ride can do so. In addition, amusement rides are required to undergo annual inspections and certifications by a Qualified Person. For major rides, the Qualified Person carrying out the inspection will need to be advised by a Conformity Assessor – a third-party technical expert in assessing amusement rides. BCA also conducts inspections on the operation and maintenance of the rides. In 2015, BCA conducted about 300 inspections on the 110 rides in Singapore. If safety issues are detected, BCA will take enforcement action, such as suspending the operations.”
“Flat owners are responsible to maintain the interior of their flats. In the case of ceiling leaks, both the upper and lower floor flat owners are jointly responsible, as provided for under the Housing and Development Board (HDB) Lease. Since 2001, HDB has provided assistance through the Goodwill Repair Assistance (GRA) scheme by arranging for the repair works and co-paying 50% of the cost. The upper- and lower-floor flat owners share the remaining 50% equally. While the GRA scheme has helped many flat owners, HDB has encountered some upper-floor flat owners who do not cooperate and delay the repair unnecessarily. For such cases, HDB will engage the upper floor flat owners to seek their cooperation to carry out the repairs. Grassroots leaders may also step in to persuade them to cooperate. If all these efforts fail, HDB may apply for a Court Order to compel the upper-floor flat owner to carry out the repairs. If the owner refuses to comply with the Court Order, the owner may be found in contempt of Court, which could result in a fine or jail term. As a last resort, section 26A of the Housing and Development (Amendments) Act 2015 grants HDB the power to enter a flat with a warrant to carry out urgent repairs. This will help to address urgent and serious cases of ceiling leaks which can be a source of distress or even potential danger to residents if not resolved in a timely manner. HDB will only use these powers sparingly, after exhausting all other avenues to get the owner's cooperation.”
“The Housing and Development Board (HDB) will rectify defects for new HDB flats covered under the one-year Defects Liability Period. In addition, HDB provides new flat owners with extended warranty coverage for three major defect types: five years for ceiling leakages and external seepage, and 10 years for spalling concrete. During the one-year Defects Liability Period, HDB sets up a Building Service Centre (BSC) within the precinct to facilitate the defects reporting and rectification process for residents. When flat owners report defects directly at the BSC, they get to choose a date on the spot for joint inspection with HDB's contractor, to verify the defects. For flat owners who send in their feedback via email or letters, the BSC will contact them within three working days to schedule the joint inspection. HDB aims to complete the rectification works within 14 working days. In exceptional or complicated cases where more time is required, flat owners will be informed of the expected completion date. Upon completion of rectification works, another joint inspection with the flat owner will be carried out to ensure that rectification works are carried out satisfactorily. For issues that may arise beyond the one-year Defects Liability Period, HDB will contact the flat owners within three working days of receiving the feedback and advise flat owners accordingly. The appropriate follow-up action will depend on the nature and complexity of the defects. This is because such defects may be caused by a variety of reasons, such as the workmanship of HDB's building contractors or the flat owners’ own actions.”
“Singapore has an open and competitive market for lift installation and maintenance works. Lift owners can choose from a list of more than 100 lift contractors registered with the Building and Construction Authority. This includes Original Equipment Manufacturers (OEMs) and third-party contractors. Given this range, if any lift contractor were to fold up or withdraw from Singapore, there would be other contractors for lift owners to engage. There may be concern about the ability to procure proprietary lift parts if an OEM were to fold or withdraw from Singapore. But this can be addressed. For instance, contractors can source parts from the OEM if it is still operating outside of Singapore. They can also look for compatible parts from other local suppliers. Yet another option is for contractors to consider modifying the lifts to use other types of parts that are available. For cases involving lifts in public housing estates, the Housing and Development Board (HDB) will work with the relevant Town Councils to ensure a smooth transition by bringing on board another lift company that provides interim support and maintenance of the lifts. This will cover residents until a fresh tender for the maintenance contract is called and awarded by the Town Council. Where necessary, HDB will also work with the Town Council to assist in looking for appropriate replacement parts for the lifts.”
“HDB had previously conducted a pilot by designating a passenger lift in HDB blocks as a "service lift". However, due to unbalanced usage patterns, the average waiting time for lift users increased significantly. This may bring about more frustration and inconvenience for residents. On Ms Sun's other suggestion to pre-install closed-circuit television cameras in lifts, HDB has started installing a Lift Surveillance System in all new HDB blocks from 1 July this year. To sum up, HDB has in place a set of comprehensive quality control measures for the procurement of lifts. Nonetheless, all of us – the HDB, residents and also the Town Councils for lift maintenance – will have to work together to ensure that lifts remain well-functioning and safe for everyday use. We will continue to see how we can tighten our processes and standards to ensure that our lifts are reliable and perform as intended.”
“Other penalties include imposing liquidated damages on the contractor or debarment from all public sector works. These are the quality control measures in place from procurement up to the one-year DLP. Beyond the DLP, Town Councils enter into a separate maintenance agreement with their chosen lift contractors, be it the Original Equipment Manufacturer or a third-party lift contractor. Town Councils will have to specify their desired lift performance standards in their maintenance agreements. On Ms Sun Xueling's concern about proprietary lift parts, I agree that it is important to ensure that third-party lift maintenance contractors have access to essential lift spare parts. This is so that Town Councils can choose the best contractor to do the job. The Competition Commission of Singapore has been investigating potentially anti-competitive behaviour in the lift industry. Ms Tin Pei Ling and Ms Sun have asked whether HDB requires lift companies responsible for lift installation to replace lifts which are persistently faulty. In addressing lift faults, HDB takes a targeted approach to address the root causes of the issue. In the case of Block 17B Circuit Road, the high number of door-related faults in its new lifts abated after the lift company made adjustments such that the door is less susceptible to misalignment caused by lift users. Typically, lifts in new blocks experience such problems due to damage caused by renovation contractors and furniture movers who use objects to jam doors or leave debris on door sills. A replacement of the lift would not have addressed the issue. It may also incur more lift downtime and inconvenience to residents. Ms Sun has also suggested for HDB to consider designating one lift in each HDB block for renovation or moving purposes.”
“Lifts are an integral part of our urbanised, high-rise living environment. With some 24,000 lifts located in public housing estates, all of which are used on a high-frequency and daily basis, the Housing and Development Board (HDB) takes a serious view of lift safety and reliability. This starts from the beginning at the lift procurement and commissioning stages, where HDB has in place a system of stringent quality control measures. First, HDB has a two-stage lift procurement process which takes into account the quality and reliability of lift contractors. At the first stage, lift contractors must meet a minimum criteria set by HDB, including the performance and track record of their proposed brand of lift. At the second stage, proposals are evaluated further with the Price-Quality Method (PQM), in which attributes, such as the lift contractor's performance, safety performance, and again, lift performance are taken into consideration. Second, before a lift is commissioned and turned on for operation, it is put under a series of checks and tests that are supervised by a third party Authorised Examiner. This is a regulatory requirement. To better ascertain the quality of lift installation and performance, HDB also conducts (a) an independent audit of key safety features; and (b) a stress test of 1,000 start-stop operations. These additional tests are over and above existing regulatory requirements. Third, after the lift is commissioned, HDB's term contracts provide for a one-year Defects Liability Period (DLP), during which HDB imposes a requirement of not more than one lift breakdown per 10 lifts per month. Lift contractors that fail to meet this will be restricted from tendering for future HDB tenders unless they show improvements.”
“The Lift Enhancement Programme (LEP) is a significant effort by the Government to help the Town Councils to modernise their existing lifts. It is estimated to cost around $450 million, and will have to be implemented over a number of years. As a guide, the Housing and Development Board (HDB) intends to implement the LEP for lifts that have been in operation for 18 years or less, as it makes more sense for the older lifts to be fully replaced by the Town Councils themselves. But HDB is still working out the implementation details of the LEP, including the detailed eligibility criteria, and will inform the Town Councils of the details in a few months' time.”
“Town Councils manage and maintain common areas in the Housing and Development Board estates. They enforce by-laws that prohibit unauthorised off-road riding of motorcycles and other motorised devices on common areas, such as void decks, footpaths and neighbourhood parks. Town Councils can impose penalties against individuals who contravene the by-laws. In addition, the Police may step in to investigate and take action against errant motorists where there are any reported incidents involving rash acts that endanger the safety of others.”
“The Housing and Development Board (HDB) complies with the Building and Construction Authority's (BCA's) Code on Accessibility in the Built Environment 2013 for the design of safety and elder-friendly features of studio apartments. HDB engages a team of consultants to manage the construction of safety and elder-friendly features to ensure that they are built according to the specifications. As part of HDB's quality management system, HDB supervises, tests, audits and inspects flats throughout the construction process, to ensure the quality of flats delivered to home buyers. Where there are defects, HDB will require contractors to rectify them to HDB's satisfaction before allowing residents to move in. After residents have moved into the flats, HDB will continue to assist residents who report defects to HDB. If defects are reported during the one-year defects liability period (DLP), HDB will arrange for the contractor to carry out the repairs. If any defects are reported after the DLP, HDB will investigate accordingly and arrange for repairs for cases where there are safety concerns due to the product design or installation.”
“The Building and Construction Authority (BCA) regulates construction works to ensure the structural safety of buildings under the Building Control Act. The Housing and Development Board (HDB) requires renovation contractors to be registered under the Registered Renovation Contractors Scheme (RRCS) to ensure that renovation works in HDB flats do not affect the structural integrity of the building. Under HDB's RRCS, renovation contractors must: (a) have a minimum paid-up capital of $30,000 if they are a private-limited company; (b) be registered with the Accounting and Corporate Regulatory Authority; (c) should have at least three years of experience in renovation works; and (d) attend the training course on "Renovation for Public Housing" so that they are familiar with the rules and regulations in renovating HDB flats. However, both BCA and HDB do not regulate the quality and schedule of renovation works. These are contractual issues between the contractor and their client. Home owners should consider engaging renovation contractors who are accredited under the Consumers Association of Singapore (CASE) and/or renovation contractors' associations. One such example is the joint accreditation scheme between CASE and the Singapore Renovation Contractors and Material Suppliers Association. Contractors accredited under this scheme are required to post a performance bond to cover disputes arising from non-performance of the renovation contractor.”
“But with this, with lifts, with many other maintenance issues, first and foremost, we would ask all Town Councils to abide by their requirements and their responsibilities and make sure that adequate provisions are put in place to maintain their estates well.”
“Madam, on the cut-off age, I would say that I do not want to stipulate a specific cut-off because that is not the basis on which we look at older blocks. HDB will look at risks and materials in that particular building, how they were used, and the materials have changed over the years. In the past, we did not use precast concrete, now we do and, so, if you look at older blocks, generally, say, those built in the 1980s, 1970s, certainly, the materials used then, not just by HDB, by any developer then, are very different from the materials used today. So, rather than have a specific year and say everything before that qualifies, everything after that does not qualify, we will look at the building materials and the conditions and, naturally, we would give greater focus to the older blocks, as I think all Town Councils should, within their own risk-based assessment and inspection. HDB does this and, as I mentioned earlier, Town Councils should also bear the responsibility for external facade checks and they should take that same risk-based approach. On payments, I understand that Town Councils would certainly like to have higher co-payments from HDB, particularly if you have a greater proportion of older blocks. But we would, first of all, encourage the Town Councils to do what they need to do first: look at how much they have set aside within their sinking funds, provisions that they need to do, and the responsibility that the Town Council needs to bear. The scheme has been in place for some time. We are always prepared to review and update our schemes and our upgrading programmes. We do that periodically and we do that from time to time.”
“Madam, part of the requirements of being a good developer is to be a good designer, too. So, HDB, of course, will always try its best. I would not say that we are perfect, and some of these buildings were done many, many years ago but, continuously, year after year, HDB will always look at improving its design, its guidelines, the way it builds and make sure that it uses quality materials and building methods that are reliable and safe. And if you look at the way this has been done progressively over the years, I can say for sure that the methods have improved and the materials are more reliable and our buildings are safer than before.”
“Madam, as I mentioned earlier, I would not want to comment on the specifics of the cases that were highlighted because these are still under investigation. I would just say that in the investigation that is ongoing by the PEs, they are looking not only at the impacted building but they have also given priority to checking on similar buildings of similar design done by the same contractor to make sure that these are safe. So, they have given that priority, even as they look at the specific cause of the incident building.”
“Madam, as I mentioned earlier, the PSI, which is a regulatory requirement, is required once every 10 years. On top of that, HDB will do its own checks for older blocks, and this is voluntary because HDB is a good developer. If you buy a condominium, the developer, I assure you, is not going to do this for you. The Management Corporation Strata Title (MCST) has to bear the responsibility. But HDB, being a good developer, will do its own checks. So, for older blocks, HDB will do five-year checks on top of what the Town Council is supposed to do. And HDB will also selectively do annual inspections for the older blocks for building facades. So, these are the additional checks that HDB does currently. On a separate matter, as I have mentioned earlier, we are reviewing the regulatory regime. And as we review and update the regulatory regime, we may want to require all building owners to step up their inspection checks on building facades as well.”
“Madam, the Member has highlighted what I think is a very relevant point. There are two different issues. One is structural integrity of the building, meaning the key components within the building to ensure the building is safe. And the integrity of external facades which particularly could have the risk of being dislodged and these may fall. It may not impact on the integrity and safety of the building, but it may have a risk on people who are walking at the street level. So, this is a separate matter which, as I mentioned earlier, we are looking at the inspection regime to see if more focus and emphasis need to be placed on facade inspection and facade checks, particularly with building facades and areas where safety may be at risk.”
“For older blocks, HDB will also step in to support and supplement the work of the Town Councils. HDB will step in on its own to do more stringent inspections and checks of structural integrity and also audit inspections of external building facades. I must emphasise that this is on top of the regulatory requirements that are imposed on the Town Councils. So, HDB will do additional checks for the older HDB buildings. The Ministry of National Development (MND) will continue to review and update our policies on building safety, especially in the area of building facades and inspection checks on external facades. In our updates or review, we will benchmark ourselves against other high-rise high-density cities to identify areas for improvement. Even as we do this, we would like to highlight that everyone has a role to play in ensuring a safe living environment. And, in this regard, we encourage residents to report any defects or potential issues to the relevant authorities. Ms Tin Pei Ling separately asked if MND would offer upgrading for the blocks at Circuit Road where the falling cladding incident happened. The blocks in this precinct have already benefited from the Main Upgrading Programme (MUP). But aside from upgrading schemes, HDB has implemented a co-payment scheme for Facade Finishes Repair with Town Councils. Under this co-payment scheme, HDB will pay 50% of the repair cost incurred by Town Councils to repair external facade finishes of HDB buildings. The Town Councils, in fact, all Town Councils, can make use of this scheme for their facade works.”
“Madam, I understand and share the concerns raised by Members over the safety of the residents in light of the Tampines sunbreaker and the Circuit Road cladding incidents. Investigations into the incidents are ongoing and we await the appointed Professional Engineers' (PEs') full investigation reports which would be ready in due course. So, I would not comment on the specifics of these cases. But more generally, the safety of buildings is of paramount importance. And this includes not just structural safety, but also other building features, such as facade fittings. Under the Building Control Act, we have the Periodic Structural Inspection (PSI). This PSI regime is in place to check on buildings' structural safety, covering elements, such as beams and columns. The PSI regime ensures that buildings are regularly checked for structural defects, so that these can be rectified early to keep the buildings structurally safe for continued occupation. Building owners have to engage PEs to conduct the PSI every 10 years for residential buildings and every five years for other building types. During these inspections, the PEs are required to carry out checks and assessments on the building condition and recommend rectifications if there are any structural defects detected. For Housing and Development Board (HDB) buildings, the maintenance of building facades comes under the responsibility and purview of the Town Councils. What Town Councils are required to do is to conduct regular visual inspections on the building facades. For example, they can do this at the same time as when they do their repainting works every seven years or so. Where necessary, the Town Councils should engage a Qualified Person to follow up on the repairs.”
“Mdm Speaker, with your permission, I will take Question Nos 10 to 13 together.”
“Today, HDB decides on the light fittings at common areas for new HDB developments, while Town Councils decide for existing HDB developments they maintain and manage. Both HDB and Town Councils adopt the International Electrotechnical Commission (IEC) standards when procuring light fittings, such as LED lighting. The globally-recognised IEC standards spell out technical and safety requirements, including how the colour and quality of light affect humans and other organisms. All LED lightings used in HDB blocks are required to comply with these technical standards. Recent reports by the Swiss Federal Office of Public Health and American Medical Association highlighted the risks of exposure to "white or blue" LED light, to the extent that such exposure is of high-intensity and over a long duration. The reports do not rule out the use of such LED light in street lighting or in public spaces like our HDB common areas. Nevertheless, HDB is working with SPRING to review these recent reports in relation to the IEC standards. Page: 119”
“For new developments, HDB has to monitor the parking situation at the car park for a period of time, to determine residents’ parking needs as they progressively move into their new homes. Thereafter, if HDB determines that the residents’ parking needs have been met, HDB can consider making free Sunday parking available. The monitoring period generally takes about six months, depending on the number of dwelling units in the development. This is only a guide and a longer monitoring period could be required if there are changes to car park provision in the surrounding areas. This is to ensure that car park demand is assessed holistically and minimise any unhappiness arising from a situation where the FPS has to be withdrawn after it has been implemented.”
“We are committed to improving the productivity and safety of building maintenance operations. BCA and other public agencies are looking at ways to ensure that developers, engineers and architects make the necessary provisions at the design stage. In August this year, MOM's Workplace Safety and Health (Design for Safety) Regulations came into force. Developers are now required to convene Design for Safety review meetings to identify design risks, whether at the construction or maintenance phase, and discuss how they may be eliminated or mitigated. Penalties are imposed for any non-compliance. This compels developers to think through safety and maintenance strategies, such as the use of gondolas, to access facades Page: 118 of high-rise buildings. The Regulations are complemented by MOM's Design for Safety Guidelines, which are available on the Workplace Safety and Health Council’s website. BCA has worked with MOM to include specific design considerations for safe maintenance access within these guidelines. Beyond this round of safety review and guidelines, BCA will continue to study the feasibility of regulating building designs to further improve maintenance productivity and safety.”
“Owners who have bought an Executive Condominium (EC) unit from the developer are required to fulfil the five-year Minimum Occupation Period (MOP) before they can sell it in the open market. Where the owners are divorced before completing the MOP of the EC unit, one party may retain the EC unit if he/she meets the eligibility conditions to own an EC unit. Divorcees with children under their custody, care and control form an eligible family nucleus and would be able to retain the EC unit. Divorcees who have no children under their custody, care and control may include their parents or a new spouse as a co-owner to retain the EC unit. If none of the owners are eligible to retain the EC unit, HDB may consider allowing them to sell the unit before fulfilling the MOP, based on the merits of the case. The divorced parties may then seek out alternative housing options on their own, including staying with family members, buying a resale flat or renting a room or flat from the open market.”
“In October 2015, HDB and partner agencies carried out a small-scale trial of smart home solutions, comprising the Elderly Monitoring System and the Utilities Management Page: 117 System, for 10 households in Yuhua. Feedback from the participating households has been encouraging. The residents felt that the Elderly Monitoring System was not intrusive, easy to use and gave them peace of mind when their elderly family members were alone at home. The residents also shared that the Utilities Management System has helped them in tracking their utility bills and led to cost savings, some as high as 15%. In April 2016, the trial was expanded to another 3,200 households in Yuhua, where residents could purchase smart home solution packages from commercial providers, including the Elderly Monitoring System and Utilities Management System. Outreach efforts are currently ongoing. HDB will study the outcome of the expanded trial before deciding whether to implement the systems in other constituencies.”
“At the point of key collection, BTO flat buyers must remain eligible for the flat purchase under an HDB eligibility scheme. In addition, they would need to pay the balance purchase price of the flat to complete the transaction. In 2014 and 2015, an average of about 700 BTO flat buyers per year did not collect keys because they were unable to fulfil one of the above conditions. They formed a very small percentage of about 3% of the 23,000 flat buyers per year who were due to collect their keys. HDB is unable to waive the ethnic limits under the Ethnic Integration Policy (EIP) to facilitate BTO flat buyers in selling their existing flats. The EIP ensures a good mix of residents in our neighbourhoods and public housing estates. Furthermore, from the large volume of resale transactions annually, HDB has observed that many flat sellers are still able to secure buyers from eligible ethnic groups.”
“First, the 2-Room Flexi Scheme. HDB has offered close to 7,800 2-room Flexi flats since its introduction in the November 2015 sales exercise. Of these, about 3,700 flats have been booked and about 4,100 flats are still undergoing selection. To date, flat selection has been fully completed only for the November 2015 BTO exercise. For that exercise, more than 70% of the applicants are aged below 55, and these are applications for the 2-room 99-year lease flats. The remainder 30% is aged 55 or above, who mostly opt for the 2-room short lease flats. Among the unsuccessful applicants, about nine in 10 are aged below 55 and the majority of them are singles. HDB will continue to monitor the demand from all buyer groups and calibrate the flat supply judiciously. Second, the Fresh Start Housing Scheme. The Fresh Start Housing Scheme is not yet available for application. We target to initiate the application process by end-2016. More details will be announced nearer to the date.”
“First, price difference between BTO and resale flats. In pricing new flats, HDB takes reference from the prices of comparable resale flats, makes adjustments for differences in location and attributes and then gives a discount to ensure that new flat prices remain affordable, especially for first-timer families. The difference between the average prices of BTO flats and resale flats in non-mature estates in the past one year ranged from $108,000 for 3-room flats to $71,000 for 5-room flats. There were too few 2-room resale flat transactions for a meaningful comparison. However, direct comparisons between BTO and resale flat prices may not be appropriate or meaningful, as these flats would differ in terms of age, design features and proximity to infrastructure and amenities within the town. In addition, first-timer families who are eligible for housing grants will enjoy up to $80,000 in grants, comprising the Additional CPF Housing Grant (AHG) of up to $40,000 and the Special CPF Housing Grant of up to $40,000. On the other hand, these eligible first-timer families buying resale flats also enjoy up to $90,000 in grants, comprising the CPF Housing Grant of $30,000, the AHG of up to $40,000 and the Proximity Housing Grant of $20,000. Second, price difference between BTO flats in non-mature and mature estates. Flat prices are generally higher in the mature estates as they are nearer to the city centre and have higher demand. For example, the difference between the average prices of 4-room BTO flats offered in the past one year in Sengkang, a non-mature estate, and Ang Mo Kio, a nearby mature estate, is $162,000.”
“The identification of precincts for SERS involves a careful evaluation of various factors on a site-by-site basis. As the name suggests, the identification of suitable precincts for SERS is on a highly selective basis. First, it will depend on the economic viability of the project. This takes into account the potential for redevelopment of the site, the cost of acquisition and related costs, and rehousing benefits and grants. Second, there must be suitable sites available to rehouse the residents together. This is important for preserving community ties. Third, there needs to be sufficient financial resources to fund the SERS programme. Blocks with characteristics that qualify for SERS will be carefully evaluated and announced for SERS progressively.”
“Currently there are 43,785 heavy vehicle parking spaces island-wide, compared to a total of 33,760 heavy vehicles. About 74% of the spaces are provided by the private sector and 26% by URA and HDB. There are thus more than sufficient heavy vehicle parking spaces to meet total demand. The problem is a mismatch of demand at specific locations. There is a high demand for heavy vehicle parking spaces near residential areas, as drivers prefer to park near where they live. However, it is not possible for the Government to provide more such spaces in residential estates, as most of our estates are highly built up and heavy vehicles generate disamenities such as noise, fumes and additional traffic. Ultimately, it is the responsibility of business owners to provide parking solutions for the vehicles they own and also to work with their drivers on the appropriate transport options to commute to work, especially for those who have to drive during the wee hours. URA and HDB allocate heavy vehicle season parking on a first-come-first-served basis to residents who either live near or whose businesses are located near the vicinity of the heavy vehicle park. Transfer of location of the season parking places within public heavy vehicle parks is allowed, subject to availability. URA also allows mutual exchange of the season parking locations among drivers within its heavy vehicle parks. Finally, there are about 1,640 public heavy vehicle parking spaces within the vicinity of Tampines Road and Sengkang. Season parking at these heavy vehicle parks are fully allocated. There are no plans to provide additional public heavy vehicle parking spaces in this area. Page: 100”
“There have been three cases in the past five years where air-conditioners became dislodged and fell. As homeowners are responsible for the maintenance of their air-conditioning units and their accompanying installations, the homeowners in these cases were issued composition fines under the Building Maintenance and Strata Management Act (BMSMA). Under the BMSMA, BCA can issue a Notice to homeowners to carry out improvement works to their air-conditioning units, should there be evidence of disrepair. This includes installations like the metal brackets holding the air-conditioning units in place. The Act also allows for errant homeowners to be issued composition fines or prosecuted. To reduce the risk of incidents, new buildings are designed with concrete ledges or steel casings to hold the air-conditioning units. In addition, the installation of air-conditioning units on the building exterior can only be performed by trained installers. This is to ensure that the work complies with safety requirements and that it is carried out in the manner stipulated under the Building Control Regulations. MND also worked with Town Councils to disseminate flyers informing residents of their responsibilities for maintaining their air-conditioning units. While the occurrence of falling air-conditioning units is rare, we cannot be complacent. The Government will continue to engage homeowners and remind them of the role that they play in creating a safe living environment. Homeowners should also carry out checks every six months to ensure that there are no loosened or corroded parts in their air-conditioning units, as well as in the installations that hold these units in place.”
“With tolerance, understanding and a spirit of compromise, most human-wildlife issues can be resolved.”
“It is important to carefully manage human-wildlife interactions. In this regard, agencies like NParks and AVA are already taking active measures to do so. First, NParks organises biodiversity programmes like the Festival of Biodiversity and Community in Nature initiatives. Taken as a whole, these programmes help to generate public awareness of, and appreciation for, our native wildlife. Second, agencies disseminate guidelines on how residents can minimise potential human-wildlife conflict, particularly in residential districts close to nature areas. For example, the guidelines touch on proper methods of securing trash bins and keeping food out of sight. Moreover, AVA officers conduct walkabouts in areas where residents have faced issues relating to animal nuisance. AVA officers also attend meetings to address residents’ concerns in these areas. Third, NParks conducts specific outreach activities to discourage animal feeding. These include distributing advisory pamphlets to residents, conducting workshops for school children and displaying prominent signages against wildlife feeding in parks and nature reserves. That said, there will always be a small minority who persist in inappropriate behaviours like feeding. In these cases, a more targeted approach which may include official warnings or enforcement action is necessary. Page: 96 Most residents who live close to nature areas behave very responsibly, have made adjustments and appreciate wildlife as part of their living environment. The Government will continue with its efforts to engage the broader community in public education initiatives and to work constructively to address problems related to wildlife that might arise.”
“Town Councils fund their operations, including cyclical maintenance and replacement works, primarily through the Service and Conservancy Charges (S&CC) they collect from residents. This is supplemented by an annual operating grant from MND of about $98 million a year. Town Councils should manage their finances carefully and take appropriate measures to ensure that they have sufficient funds to carry out their statutory responsibilities. This could include putting aside a higher proportion of their S&CC collections and grants-in-aid, beyond the stipulated minimum, in their Sinking Funds. They could also manage expenditures more tightly and increase the S&CC rates, where necessary. MND has been studying ways to help Town Councils ensure their long-term financial sustainability. As announced in September 2016, MND intends to raise the minimum contribution rate into the Sinking Funds and to require Town Councils to set aside more funds for future lift replacements through a new Lift Replacement Fund. The new Lift Enhancement Programme (LEP), estimated at $450 million over the next 10 years, will also give Town Councils significant help by co-funding about 90% of their lift modernisation costs. This is on top of the existing Lift Upgrading Programme and Selective Lift Replacement Programme, which assist Town Councils with the replacement of their lifts. Notwithstanding these measures, all Town Councils are ultimately responsible for the cyclical maintenance and replacement works in their estates. Town Councils must, therefore, continue to take a long-term view of their finances and plan ahead for their future expenditures.”
“HDB has assessed that there are around 6,000 HDB blocks islandwide which are suitable for solar panels, spread out across all Town Councils. This is based on the roof design, roof space availability and solar irradiance potential of the blocks. HDB intends to install Page: 91 solar panels for all these blocks progressively under the SolarNova programme. To date, about 1,800 blocks have been selected, where the solar panels have either been installed or are currently undergoing installation. They are located across all Town Councils, including Aljunied-Hougang Town Council. For the upcoming SolarNova tender in 2016, HDB has selected 600 blocks in Ang Mo Kio and Marsiling-Yew Tee Town Councils.”
“Since September 2014, the scope of the Neighbourhood Renewal Programme has been expanded to include additional works, such as repainting and various repair works. The repair works include the reconstruction of apron drains and the re-screeding of void decks. The expanded scope is applicable to projects selected from FY2015 onwards. HDB had informed all Town Councils of the expanded scope in September 2014.”
“The current quota-based Married Child Priority Scheme (MCPS) was implemented in end-2014. In 2015, about 1,600 applications for BTO flats in non-mature estates made under MCPS were successful. This translates to a success rate of about 85%. The success rate for BTO flats in mature estates under MCPS is lower, at about 47%, given the high demand for and limited supply of such flats. Nonetheless, the success rates for MCPS applicants in both mature and non-mature estates are still higher than that for public applicants. Helping families live near one another for mutual care and support has been a longstanding priority for the Government. Today, we set aside up to 45% of the public flat supply for MCPS applicants. If the demand still outstrips supply under the MCPS quota, unsuccessful MCPS applicants will also have another chance to ballot for a new flat with other public applicants. Besides MCPS, HDB also has other schemes and policies to help families live with or near one another. These include (a) The Multi-Generation Priority Scheme, which gives priority to parents and married child who jointly apply for the same BTO project; (b) The Three-Generation (3Gen) flats, which are purpose-built to cater to multi-generation living under one roof; Page: 76 (c) Allowing parents or married child who are buying a resale flat to live with or near each other, to benefit from the Proximity Housing Grant of $20,000; and (d) Setting the income ceiling for subsidised housing at a higher level for extended families who are buying a flat to live together.”
“A non-citizen spouse can retain the flat following the demise of the Singaporean spouse-owner if he/she becomes a Singaporean or permanent resident (PR) within a one-year period, or if he/she includes a Singaporean or PR family member who is at least 21 and satisfies the eligibility rules and conditions to own a flat. If the non-citizen widow or widower has Singaporean children who are minors, HDB can consider exercising flexibility, on a case-by-case basis, for the flat to be held in trust by a Singaporean or PR trustee, on the condition that the flat is to be given to the Singaporean children when they reach 21 years old.”
“Typically, flat sellers are required to move out on the legal completion date of the resale transaction. However, the Housing and Development Board (HDB) allows them to seek a temporary extension of stay for up to three months, subject to the buyer’s agreement. This is to facilitate the sellers' transit to their next home. HDB charges an administrative fee of $20 to cover expenses in processing the request. The flat buyers and sellers are advised to discuss all aspects of the extension and come to a mutual agreement before proceeding with the application. As this is a private agreement between the two parties, they may seek their own legal advice on the matter should any dispute arise. Sellers are not expected to be left homeless in case of a dispute, as they should have already bought another property that is ready for occupation. The resale contract and the private extension of stay agreement are separate arrangements. Not all flat sellers would require an extension of stay after the sale of their flats. Similarly, not all flat buyers are able to accommodate such a request. Hence, it is not practical to make the temporary extension of stay as part of the resale contract.”
“The Enhancement for Active Seniors (EASE) programme aims to make homes safer for the elderly. Eligible residents can select from three improvement items, comprising ramps to overcome single-step entrances, grab bars, and slip-resistant treatment to floor tiles for up to two toilets. Specifically for the slip-resistant treatment to floor tiles of toilets, about 70,000 households have benefited since the launch of EASE in July 2012. The Government has spent more than $10 million subsidising slip-resistant treatment to floor tiles. Such treated floor tiles can typically last up to five years. However, the lifespan will also depend on the usage and frequency of cleaning. For example, the accumulation of excessive dirt or soap residue might reduce the effectiveness of the slip-resistant treatment. The Housing and Development Board (HDB) will investigate the feedback and complaints received on slip-resistant treatment of tiles. In cases where the slip-resistance has deteriorated due to accumulation of dirt or soap residue, residents will be advised on the appropriate methods of cleaning the tiles to upkeep the slip-resistant treatment. If the slip resistance has prematurely deteriorated within the one-year defects liability period despite proper cleaning, HDB will request its contractors to rectify the situation.”
“The Housing and Development Board (HDB) does not currently have plans to subsidise the installation of mosquito screens. Vector control remains the key strategy in reducing the spread of dengue and Zika. The National Environment Agency (NEA) and the People's Association (PA) also conduct outreach activities in dengue and Zika clusters to alert residents and advise them to take precautionary measures such as applying insect repellent and wearing long-sleeved clothing. Residents are encouraged to stay vigilant and do their part to prevent mosquito breeding in their homes by following the five-step Mozzie Wipeout.”
“These works could include levelling-up aprons to eliminate the step or installing more ramps at strategic locations and could be done through the Town Councils' improvement works or the Neighbourhood Renewal Programme (NRP).”
“Raised void decks are mostly found in older Housing and Development Board (HDB) blocks and were meant to reduce rainwater wetting the void decks. Newer HDB blocks do not have raised void decks. HDB has been pro-active in promoting a barrier-free environment in public housing developments. In 2006, the Government launched a Barrier Free Accessibility (BFA) Programme to make all HDB estates barrier-free. Under the programme, HDB worked closely with the Town Councils to retrofit all estates with ramps and handrails to aid the mobility of residents, including those who are physically challenged. The respective Town Councils drew up the master plan for the BFA works for each town or estate, in consultation with grassroots organisations, and took into account feedback and requests from residents. HDB's Lift Upgrading Programme also complements the BFA Programme by bringing direct lift access to flats, where technically and financially viable. In implementing BFA improvements, the focus was to provide access in a pragmatic way. For example, ramps could have either replaced existing steps, or were added separately at strategic locations. In particular, where site conditions permitted, ramps were installed near the lift lobbies, thereby providing BFA access to the void decks. However, it may not have been feasible to construct ramps at some locations due to technical issues or existing site constraints. For this reason, even though Town Councils completed all their planned works under their respective BFA masterplans in 2012, there may still be opportunities to further enhance BFA in our towns and estates.”
“Currently, the Agri-Food and Veterinary Authority (AVA) does not track the proportion of cats and rabbits sold versus the numbers bred. AVA only has information on the number of dogs bred, via the production records submitted by pet breeders. AVA does not track the number of dogs sold. But moving forward, AVA will be able to track such data for dogs. AVA will soon require pet businesses, such as pet farms and pet retailers, to licence all dogs in their establishments, including dogs bred. When a dog is sold, the new owner has to register a licence and provide AVA with his or her particulars. With this information, AVA will be able to determine the proportion of dogs sold versus the numbers bred. Pet businesses may continue to keep the unsold animals or put them up for adoption. Under no circumstances should pet businesses abandon or ill-treat any animals under their charge. Under the Animals and Birds Act, all owners have a duty of care to animals under their charge. A pet business convicted for failure of duty of care may be liable for a fine of up to $40,000, or a jail term of up to two years, or both, for the first offence.”
“Under the Urban Redevelopment Authority's (URA) guidelines, residential premises cannot be rented out for a period of less than six months. Short-term rentals are, therefore, considered an unauthorised use subject to enforcement action. The basis for URA's enforcement action is to prevent disamenity to neighbouring residents, including privacy- and security-related concerns arising from the high turnover of transient guests in residential estates and developments. URA investigates all suspected cases of unauthorised short-term rental. In the case of strata-titled developments, Management Corporation Strata Titles (MCSTs) have provided information to URA on specific premises within their developments in which dis-amenity concerns have arisen from the presence of transient guests. Once URA confirms a case of unauthorised short-term rental, it sends an enforcement notice to the person or persons responsible, including the owner of the premises, requiring the unauthorised use to cease. In 2015, URA conducted a public consultation exercise on short-term rentals. The review is still ongoing. The issue of allowing short-term rentals warrants careful and balanced review without a rush to conclusion. In particular, we must carefully consider the implications of doing so, given the potential impact and disamenity of such rentals on neighbouring residents. We are also studying relevant practices and regulations adopted by other cities, as well as their experiences thus far. In the meantime, URA's guidelines imposing a minimum rental duration of six months for private residential properties continue to apply.”
“In all new public housing developments, the Housing and Development Board (HDB) provides a network of covered linkways to connect the residential blocks to various precinct amenities such as nearby bus stops, multi-storey car parks, and precinct pavilions. In addition, for new development areas, such as Punggol North, Tampines North and Bidadari, residents can look forward to new connectivity features that include pedestrian walkways enhanced with landscaping and selected pedestrian routes that are lined with shops and social facilities to enhance the walking experience. For existing estates, residents can also look forward to connectivity enhancements that include new walkways, covered linkways, and also cycling and park connectors, where feasible, to improve the first- and last-mile journey to transport nodes and key amenities. These will be done mainly through the various estate rejuvenation programmes, such as the Neighbourhood Renewal Programme (NRP) and the Remaking Our Heartland (ROH) programme.”
“The selection exercises for Build-To-Order (BTO) flats launched in 2016 are still in progress. Nonetheless, most first-timer families applying for flats in the non-mature estates should be able to select a flat within their first or second application, and definitely on their third try. In general, first-timers have a higher chance to select a BTO flat in the non-mature estates as application rates are lower. Moreover, BTO developments in the non-mature estates are planned with a good range of amenities and transport links and are mostly more affordable for young couples. Buyers may also enjoy up to $40,000 in Special Central Provident Fund (CPF) Housing Grant when they apply for a 4-room or smaller flat in the non-mature estates. To maximise their chance of success, buyers may wish to refer to the application rates for each town before submitting their application. Application rates are regularly updated on the Housing and Development Board (HDB) InfoWEB during the application period.”