July 15, 2024
Nippon Paint Pioneers Refurbishment of Malaysia’s Ageing Buildings with Industry Experts
A roundtable discussion between Nippon Paint, REHDA, MIPFM, RISM, PAM and real estate experts on the challenges faced with preserving and refurbishing existing structures amidst safety and energy efficiency concerns
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SHAH ALAM, 15 July 2024 – Nippon Paint (Malaysia) Sdn. Bhd (“Nippon Paint”), hosted a pivotal roundtable conference on the Sustainable Refurbishment of Ageing Buildings with industry leaders from the Real Estate and Housing Developers’ Association (REHDA), Malaysian Institute of Property and Facility Managers (MIPFM), Rahim and Co International Estate Agency, Royal Institution of Surveyors Malaysia (RISM), the Malaysian Institute of Architects (PAM) and Nippon Paint Malaysia. The aim was to address the key industry challenges related to refurbishment in finance, regulation, and sustainability.
The average lifespan of a high-rise apartment or office is estimated to be 50 to 60 years. As buildings age, they no longer meet current building codes, energy efficiency, and safety regulations. It is estimated that two-thirds of Malaysia’s existing buildings will remain until 2050, and the need for refurbishment and modernisation is dire.
Tay Sze Tuck, the General Manager of Nippon Paint Malaysia, remarked, “As buildings age, they inevitably experience deterioration, which is made worse by neglect and environmental factors. Insufficient upkeep threatens the building’s stability and diminishes its market value. We believe that rejuvenating aged properties opens avenues for growth, benefiting both residential and commercial properties to create a mutually beneficial scenario for all parties.”
A Mindset Change is Required – Recognising the Importance and Value of Maintenance
Sarly Adre Sarkum, the former president of PAM, expressed concern, stating, “A significant issue within our Malaysian culture is the low emphasis placed on maintenance. Despite the existence of regulatory bylaws, aligning older buildings with current standards remains a challenge. Our investigations into several ageing structures have revealed substantial water leaks and neglected air conditioning systems, leading to prolonged energy and financial losses that may have taken place (for years).”
The panel also expressed frustration over waterproofing issues, which have become a major pain point among Malaysians. Developers need to offer a two-year defects liability period by law, but waterproofing problems frequently surface in the third year due to poor workmanship and the quality of products used.
Tay added, “I cannot emphasise enough the importance of maintenance. For example, 80% of building defects are caused by waterproofing issues, which lead to problems such as water leaking, mould, and structural damage, which can endanger occupants. If left unattended, the damage is irreversible. Most water leakage starts from rooftops, and the truth is that many Malaysian buildings have poor waterproofing due to improper waterproofing system, incorrect thickness, subpar workmanship and lack of proper application knowledge. Therefore, during refurbishments, we often do inspections to ensure effective waterproofing solutions are in place.”
“Our Total Coatings & Construction Solutions (TCCS) employs innovative Refurbishment Solutions with waterproofing technologies which have undergone research and development with our counterparts in China,” he continued.
Easing financial constraints and investing in quality construction materials
The biggest issue with refurbishment is the cost, especially for private buildings, where the bottom line must be considered.
Ishak Ismail, president of MIPFM, emphasized that JMBs and MCs need to explore alternative sources of income rather than solely relying on maintenance fees and government incentives. Initiatives such as renting out rooftop gardens, creating co-working spaces within the building, or leasing advertising space on the properties could potentially provide a steady flow of funds. The panel added that developers and building owners should reconsider cost-saving features, such as investing in warranties and quality construction materials that offer a ten-year lifespan instead of a five-year lifespan.
As a one-stop construction solutions provider, Nippon Paint’s innovative Refurbishment Solutions stated that the general rule of thumb is that it is better to prevent than to constantly refurbish. Repainting works, such as Nippon Paint Weatherbond® Series, offer up to fifteen years of protection against harsh weather with Quartz and Fibra Technology, while waterproofing solutions provides up to a ten-year warranty.
The panel also expressed that building owners need to consider the quality of the construction materials used. Ester Goh, Senior Manager of Nippon Paint, commented that during refurbishment works such as repainting, building owners tend to think only of a quick facelift. However, the process is much more meticulous. Nippon Paint has strict procedures, including site inspections and proposals for the necessary refurbishment work, to ensure the building’s surface is ready. No matter the quality of the paint, without a proper inspection, it will be a waste of building management funds.
Adzman Shah Mohd Ariffin, past president of RISM, also emphasised that quality workmanship and materials are required in the pre-development stage of buildings to reduce resource waste and constant rectifications, which become a burden on strata residents. Most developers tend to skimp on anti-efflorescence systems, which helps prevent the formation of white chalky deposits on buildings that tend to appear two to three months post-construction. This gives the impression that the building is ‘ageing’ prematurely, once again burdening building owners who will have trouble selling or renting out the buildings. Nippon Paint’s Anti-Efflorescence system is the first in the region to provide a warranty with the cutting-edge hydrophobic technology, provides excellent water repellency to reduce water seepage and deformability & flexibility to reduce surface cracks against exterior harsh weather, preventing salt deposits on wall, ensuring lasting integrity and aesthetics.
Create More Sustainable Buildings by Reducing Energy Wastage
Prevention should be prioritised in energy savings efforts. Instead of solely introducing greener power sources, it is more effective to focus on solutions that reduce overall energy consumption.
This includes implementing energy-efficient systems and promoting energy-saving habits among residents. The simple act of switching to LED lights can save an average of 15% on electricity usage. Buildings that use heat-resistant coatings, such as Nippon Paint Weatherbond Solareflect Extreme and Nippon Paint Solaroof, reflect the sun’s heat and reduce surface temperatures for up to 5°C. Consequently, this cools down buildings and lowers energy expenditure by reducing the reliance on air conditioners.
With over 50 years in Malaysia, Nippon Paint, through Refurbishment Solutions, remains at the forefront of fostering sustainable refurbishments with innovative solutions. By emphasising the importance of quality materials, certified workmanship, and energy-efficient practices, Nippon Paint is dedicated to enhancing the longevity and sustainability of buildings while encouraging ongoing collaboration and dialogue with industry experts and government entities.
For further information about Nippon Paint’s Total Coating and Construction Solutions (TCCS) – Refurbishment Solutions, please visit https://professional.nipponpaint.com.my/refurbishment
