theSun Property November 2017

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Theabstract

GREENSERIES

BRIAN CHUNG

HERE

are a number of

factors that go under the

microscope by any potential

house buyer or property

investor. The twomost common

many pore over are cost and value.

While property developers are

aware of these, only somemeet the

demands and concerns given

inflation, competition, better

quality, more luxurious features;

reasons aplenty. However, for those

concerned about cost and value,

who are also contemplating

“greener” options, perhaps they

could consider prefabricated (pre-

fab) houses.

PRE-FAB HOUSES

In a nutshell, a prefabricated house

is one constructed using

“prefabricated parts” –

manufactured in one location (often

a factory) and brought to a location

(usually the construction site) to be

assembled. This systemcalled

prefabrication, is a subset of a

building systemknown as

“Industrialised Building System” or

IBS in short.

Like any systemunder the IBS

banner, prefabricated houses share

these characteristics:

Components and parts like walls

and frames are produced in a

factory.

The component/s will be

brought to the construction site

to be assembled.

The system reduces labour and

time in completing a

construction project.

Nonetheless, evenwith the

mentioned strong points and

advantages, the prefabricated

systemof building hasn’t won

favour, especially among Asians,

Malaysians in particular. That said,

let’s explore themanymindsets,

perceptions we locals have on this

amazing and “greener” systemof

build and bust themyths many

believe in.

NOTIONS AND

FABRICATIONS

Myth #1: Prefabricated houses

are not strong and secure.

No fact, instead false impression.

Although there are not as much

bricks and cement used in the

construction of a prefabricated

house, it does not mean that it is

flimsy, weak or unsafe, neither can it

be easily destroyed bywind or a

storm.

In fact, prefabricated houses

comprise fabricated “parts” made in

a factory, which aremanufactured

to higher building standards than

most site-built homes. Eachmodule

or part also has towithstand being

lifted on to the back of a flatbed

truck and being transported to the

“building site”. This requires the

modules/parts to be solid and

durable, if not more, than the same

in strength as a traditional house.

To back this claim, look at

countries like Japan andAmerica

which have adopted prefabricated

housing systems. These are

countries subjected to natural

disasters and stringent housing

administrations and policies.

Moreover, somematerials used

in the construction of prefabricated

houses, like plasterboards (drywall)

for instance, have been integrated

into traditional places of dwelling

andwork, and have proved hardy

and durable. For those who did not

know, the St Regis Hotel in Kuala

Lumpur integrates both traditional

construction and IBSmethods in its

configuration; USGBoral Fire-

Resistant Drywall and Ceiling

System to be exact.

Myth #2: Prefabricated houses

are not flexible in design nor

stylish.

As in how the previous mythwas

formed, this is based on a similar

concept. The idea of prefabricated

houses being pre-manufactured

frommoulds; components “put

together” after being transported to

the construction site for assembly -

some say a “Lego house” comes to

mind.

Critics are quick to point out the

perceived rigidity of this system

considering that “everything” is

“pre-made”, what more with the

analogy of a Lego house.

Modular Today, a prefabricated

house reviewwebsite, states that

prefabricated buildings can be

customised according to the

preference of the buyer/developer.

This is mainly because

prefabricated house parts, like dry

walls and frames, are built in

factories, and changes to the design

template is not impossible.

The pre-fab houses of today have

in fact come a longway since it was

first introduced in themarket.

Today, there aremany different

moulds that can create different

parts of a house.

Flexibility of prefabrication is

also further validated by another

systemunder the IBS banner,

known as the “Hybrid/ Innovative

System”. According to Aathaworld,

aMalaysian contracting firm

dealing in buildingmaterials, this

innovative systemcombines the use

of various IBSmethods, including

using both IBSmethods with

normal brickwork, to build houses.

With this system, contractors have

alternatives, thus reduces their

dependence on traditional wall-and-

serve. It also provides a gateway to

use prefabrication and other forms

of IBS systems of construction.

On style, doesn’t each have his or

her own, as in the saying: “Beauty

lies in the eye of the beholder”?

(Visit the St Regis in KL and take in

the sights, then get back to us. )

Myth #3: Prefabricated houses

do not benefit developers.

This notion deals with the potential

problems of executing

prefabrication. Some like to call it

“an excuse”. As in all circumstances

that require “change”, newmethods

andways of doing things often come

with some hesitation, we’d like to

believe, only because of lack of

knowledge. However, some reason

it to “lack of funds”.

In reality, prefabricated house

buildingmethods can benefit both

big and small developers. If done

right and cleverly, it can also save a

lot –money, time, and the

environment.

AccordingUSGBoral (a provider

of lightweight materials to builders,

like plasterboard) managing

director Daron Cheah, some

prefabricatedmaterials are not only

strong but also lighter than bricks.

“This benefits prefabrication

builders as weight of the units are an

important factor in determining

transport and hoisting costs,” Cheah

adds.

Cheah also says there is huge

benefits in using the hybrid system

combining pre-fabwith traditional

brickwork.

“In a traditional concrete

building, when you combine using

lightweight material like drywall

(plasterboards) in its construction,

it helps to reduce the weight of the

building on the whole and therefore

reduces super structure and sub-

structure costs. The speed of

construction is also faster and pre-

fab is less dependent on labour. To

cut it short, developers can save a

lot of money, of which the savings

can be passed down to the home

buyers, whichmakes the pre-fab

systemactually advantageous in

manyways and tomany parties,”

Cheah says.

Myth#4: Prefabricated houses

are hardly any “greener” than

regular houses.

Unless one works with a

certification body like the Green

Building Index (GBI) or the

Malaysia Green Building

Confederation, one really can’t

gauge howmuch greener or not

building a house using pre-fab

prefabricated

houses

systems is from the norm. However,

countries and governments which

are working on lessening their

carbon footprint and impact on

climate change are championing

these newer and “cleaner” methods

of construction and building.

According to Cheah, as in every

subset systemunder IBS,

prefabrication addresses waste

management and environment

issues. Components in pre-fab

systems like steel and earth-friendly

board are sustainable and

recyclable, enabling developers to

manage their budgets and build

their projects responsibly. In turn of

recycling and better budgeting,

contractors and builders can reduce

the amount of materials left unused

or wasted.

As every component is produced

in the factory, prefabrication also

helps reduce the noise levels and

possible pollution at building sites.

As usually found in conventional

building sites where sand and debris

waste are common after

construction, this is not the case in

pre-fab building systems. With less

waste, fewer hands need to be

employed and shorter time-frames

are required in building. All these

boil down to loads of savings – time,

pollution, waste, employees, money

andmost significant;y, our “bigger

home”, our planet.

GETTING SERIOUS ONGREEN

In line with the global aspiration to

combat climate change and reduce

GHG emissions, theMalaysian

government and like-minded

operators of businesses have been

taking steps tomake changes for the

better, including implementing IBS

into construction schemes included.

Companies like Ajiya Berhad,

Aathaworld andGamuda are among

others who have introduced

alternative forms of construction

and building. WorksMinister Datuk

Fadillah Yusof also shares that the

Malaysian government has

intention to promote and encourage

IBS construction projects, even

making it compulsory in 2018.

Just months ago, Syarikat

PerumahanNegara Berhad (SPNB)

officiated a centre focused on

training individuals on the Ajiya

Green Integrated Building

Solutions (AGIBS) system. A

memorandumwas signed between

SPNB andAjiya adopting the AGIBS

system into their construction

projects, beginningwith Rumah

Generasi Baharu Felda as its maiden

project. Once completed, it will

offer 20,000 homes. Steel will be

used to form the structure of the

house. With AGIBS, construction

industry players are expected to

save onmanpower, minimise

construction time and reduce

operating costs using eco-friendly

materials andmethods.

>Bustingmyths about the ‘Legomethod’ of building livingquarters

Steel framing by smart housing.

Modular homes bymodularhomesva.

Panel homes by Joy Design Studio.

Formwork by TAC System.

Samplewall by AGIBS.

theSun ON FRIDAY

NOVEMBER 10, 2017