As a new home buyer you should be wondering by now how not to make the mistake of buying a property that would be adversely affected by the looming west valley fault movement. Asking the right questions and a little research will save you thousands and most importantly lives.
The west valley fault, according to Philippine Institute of Volcanology and Seismology (Phivolcs), has moved four times in the past 1,400 years. On average, it moves every 400 years (+/- 10 to 100 years) and the last time an earthquake occurred along the fault was in 1658, around 357 years ago. Given this scenario, it’s possible that the next big one could happen in our lifetime.
Having enough information on the situation, in the midst of the property boom, I think there are 3 points of consideration every buyer should think about before investing into any property: Location, building/house’s structural integrity and developer’s track record. Let us examine each one.
Location
Perhaps, the most important consideration is the location. Phivolcs recommends avoiding construction within 5 meters on each side of a fault trace, or a total width of 10 meters. Ideally, we should not build in the 10-meter wide no-build zone to avoid the hazard of ground fissure. It will be extremely difficult for the foundation of a structure to withstand ground fissures or deformations. We may also speak of a 10-kilometer wide near-fault zone that requires, since 2001, the highest seismic design forces to withstand ground shaking (in contrast with the hazard of ground fissure in the 10-meter wide no-build zone). At present, the exposure of houses and buildings is very high within the 10-meter wide no-build zone and the 10-km wide near-fault zone so pay special attention to these details. If in doubt, any buyer may arranged with the lot owner to provide a certification from the Phivolcs of the distance to the nearest active fault,
In addition, If the soil is sandy as in river deltas and coastal areas and the water table is just a few meters below the surface, the ground may liquefy or turn into quicksand even in areas beyond the 10-km wide near-fault zone. This is possible if the ground-shaking intensity is high and sustained for 30 seconds or more. With liquefaction, whole houses and buildings may tilt and even topple. Tilting or toppling of structures during liquefaction tends to be slow, giving occupants enough time to evacuate. A permanent tilt or serious sinking may render a structure unusable.
Structural Integrity
According to experts, the construction quality of a building can be judged through various parameters, such as its architectural design and the quality of interior design, the brands used for electrical and bathroom fixtures, and the grade and finishing of windows, to name a few. Within 15 years of construction, under the Civil Code of the Philippines, engineers (or architects) and contractors (builders) are held liable for any structural failure due to defects in design or construction. For buildings and houses that are older than 15 years, the owners are wholly responsible and liable. In buying RFO house and lot, on the other hand, the following checks must be observed:
- Ensure that the property does not have inferior quality fittings and fixtures.
- Floors sloping on the wrong direction could lead to seepage in wet areas.
- Paint may not last on uneven walls and surfaces
- Patched cracks on the buildings outer walls may indicate faulty foundation
Developer’s Track Record
A short-cut to evaluating quality is to go with established, big developers. Since their reputation for quality construction is their primary ambassador in a competitive market, branded builders employ trusted contractors and ensure proper quality control throughout the construction process. What’s more, they follow standardized construction norms, which do not vary from project to project. The developers who pride themselves on quality construction do not allow their contractors to use cheap fittings and accessories. Think taps, window frames, door handles, electrical outlets, and the like. Similarly, for vertical projects, common facilities, such as lifts, will boast established brand names and have a maintenance contract by reputed facilities management agencies. If one is considering buying into a project by a well-known builder, it makes sense to inspect units in older projects by the same name, preferably those that are five to seven years old. The condition of these will throw light on how important construction quality is to the builder in question.
Another thing a buyer can do is to check if there is any past complain filed with HLURB and how it was resolved. This will show how committed the developer is to their customers.
Finally, because of our geographic location within the Pacific Ring of Fire, we are at high risk to earthquakes and volcanic eruptions so we must remain vigilant and be wise with our property investments.
Sources:
southcrib 