A building’s deterioration can be driven by various factors, not just age. — Filepic
The 30-year threshold to redevelop buildings under the proposed Urban Renewal Act (URA) should be reconsidered.
Architecture and engineering experts assert that age alone was not the definitive cause of structural deterioration and should not be the main reason for demolition.
The experts said this in response to a parliamentary reply by Housing and Local Government Minister Nga Kor Ming who said the government was reviewing the proposed 30-year threshold for buildings under the Urban Renewal Bill.
Tan says construction materials are an important factor.
ATSA Architects chief executive officer Azim A. Aziz said other factors contributing to a building’s deterioration were low construction quality, weather and soil conditions, unauthorised alterations and lack of proper maintenance.
“With proper maintenance and upgrades, buildings can last beyond 50 years and even over 100 years. Age alone should not justify demolition for redevelopment,” he said.
Azim said most 30-year-old buildings were still structurally sound.
“A threshold below 40 years encourages unnecessary demolitions.
“Premature redevelopment also creates waste, increases carbon impact and risks displacing communities,” he said.
Azim: Premature redevelopment risks displacing communities.
However, when asked whether the URA should raise the age threshold to 40 years or more, Azim said it depended on the context.
“When the building is well constructed structurally safe, it doesn’t need to be redeveloped even if it is already 30 years old.
“However, if the building doesn’t meet safety standards or is abandoned, it has to be redeveloped for the public’s benefit.
“Many buildings in Kuala Lumpur that were built on prime land between the 1960s and 1980s have become outdated and lost their heritage value.
“For such cases, especially for buildings around 30 years old that were never completed or abandoned, demolitions and redevelopment are necessary.”
Azim said decisions on redevelopment must be context-based, not age-based.
Engineer Tan Seng Khoon echoed his sentiments, saying that construction materials were also an important factor.
“Buildings made of bricks would normally last for about 50 years while concrete buildings can last for about 100 years.
“Therefore, the 30-year threshold may not be suitable for these buildings.
“However, buildings made of wood are generally less durable, so they would have fallen into a bad shape in 30 years,” said Tan, who is also Institute of Engineers Malaysia past chairman.
He stressed the importance of proper maintenance and repair in keeping a building in good condition.
The Bill was first introduced for initial reading on Aug 21, but the second reading was postponed a few times, following calls for greater scrutiny by stakeholders, including lawmakers.
