Architectural - Property Management Checklist

for Condominiums

Name of Development : ESTELLA CONDO AT Q2, HCMC

Checklist Completed By : Jean - AWP Date : 29.10.07

Yamuna – SCI Date : 30.10.07

Churn – JRP Date : 30.10.07

Josephine – Suying Date : 29.10.07

Note: Insert N.A. if item is not applicable to the project.

1 Basement
.

1.1 What is the car park height clearance? Loading/unloading

lots provided?
Remarks AWP:
: Basement Carpark clear height 2.2m
Loading/Unloading space provided near 1st
storey clubhouse

1.2 Do car park driveways and ramps have sufficient width

and proper/smooth circulation, free of sharp corners/turns?
Remarks AWP:
: Min. 6m wide driveway provided.

1.3 What is the no. of car park lots & handicapped lots vs
residential units?
Remarks AWP:
: 719 units with 1474 motorcycle parking & 180
car parking
(incl. 8 nos of handicapped parking)

1.4 Wheel kerbs at car park lots should be painted yellow for
safety reasons and preferred height to be between 100-
120mm.
Remarks AWP:
: Noted.

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1 Directional signs not to be hidden behind service
.4a pipes/ducts and the wordings to be large enough and read
easily.
Remarks AWP:
: Noted.

1.5 Avoid humps at top of ramp to minimise damage to car

undercarriage.
Remarks AWP:
: Noted.

1.6 Provide expansion joints to address cracks in car park

floors.
Remarks AWP:
: Noted.

1.7 Avoid planters where there is insufficient sunlight.

Remarks AWP:
: Noted.

1.8 Access to bin chamber should not be near lobby entrance

or blocked by parked cars or other obstructions. Avoid
timber doors. Frontage flooring to be tiled.
Remarks AWP:
: Noted.

Access to service doors must not be blocked by car park

lots.

1.9 Provide sufficient toilets and changing rooms for service

personnel.
Remarks AWP:
: Noted.

1 Letterboxes should be conveniently located near lift

.10 lobbies.
Remarks AWP:
: Yes

1 Provide adequate and suitable locations for bicycle

.11 racks/stands.
Remarks AWP:
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 : N/A

1 Are safety measures provided for lobby entrances located

.12 near driveways.
Remarks ??
:

1 Ensure that there are no ponding in basement car park.

.13
AWP:
Noted. Drains are provided in basement

2 1st Storey
.

2.1 Provide list of recreational facilities with their sizes for

reference.
Remarks SCI:
: Lap Pool 50.0mx15.0m
Jacuzzi 5.0mx5.0m and 5.0mx7.0m
Children’s Pool 8mx12m
Children’s Play area 13.0mx13.0m
Landscaped area with BBQ pits 20mx20m
Landscaped Gardens (spread across
development)
AWP
Tennis court is 36m x 23.97m

2.2 Main entrance guardhouse to be suitably located and have

windows to view ingress/egress of vehicles/pedestrians
from within. Provide canopy to facilitate drivers registering
to enter during inclement weather. Note height
requirement for fire engines, buses and other tall vehicles.
Remarks AWP
: Yes. Clear height of 4.5m is provided

2.3 Main entrance vehicle ingress to have two lanes - visitor &
resident.
Remarks AWP
: Yes.

2.4 Avoid too many water features due to high maintenance

costs.
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 Remarks SCI:
Noted We have provided only one at the main
entrance and one at each lobby area

2.5 Is footpath/gate provided to access nearby facilities such

as bus-stop, shops, school etc.
Remarks AWP:
: Pedestrian Entrances are provided as per
requested as shown in Masterplan

2.6 Side gate to be provided with auto-closer so that safety of

estate is not compromised.
Remarks SCI:
: Noted
JRP:
NOTED.

2.7 Avoid use of floor mounted signage that have sharp edges
as it is a safety hazard.
Remarks SCI:
: Noted

2.8 Is visitor’s access to the units made available from the 1 st

storey or basement?
Remarks AWP
: Both. Lift is controlled. However AWP is in
progress of revising the 1st sty layout with units
on 1st sty as per DUPA’s request. Hence security
will have to be altered to controlled entrance to
lift lobbies @ basement & 1st sty.

2.9 Consider appropriate plants for deck plantings to minimise

root problems.
Remarks SCI:
: Noted. Our softscape selection takes into
account maintenance, climatic conditions in
HCMC, Root characteristics. We have selected
medium size trees and small to medium shrubs
that are easy to maintain, and require a soil
dept of around 700-1.2m with non aggressive
roots.

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2 Route for refuse carts/trolleys to bin centre to avoid
.10 sensitive areas.
Remarks AWP
: Noted.

2 Is covered linkway to apartment blocks provided from

.11 covered drop off point?
Remarks AWP
: Yes. However it is dependant on authorities’
final acceptance of non-GFA calculation for the
lightweight-structure covered drop off & linkway.
.

2 Is route for delivery/removal of bulky items easy and

.12 smooth?
Remarks ??
:

2 Recreational facilities such as gym and multi-purpose hall

.13 facing pools to have clear views if possible.
Remarks AWP
: Noted.

2 Avoid locating playgrounds too close to units to avoid

.14 noise problems.
Remarks SCI:
: Playground located close to Childcare centre
with easy access to children’s pool away from
the units.

2 Avoid grouping all BBQ pits in one location. This is to

.15 prevent over crowding when few families are holding BBQ
at the same time.
Remarks SCI:
: This will be hard to achieve, as there is very
limited space on the site. Considerations taken
in selecting current location distance from units
to avoid smells, easy access, location of vents
to basement around deck area.

2 Segregate fresh air intake for car park from BBQ facilities
.16 to prevent smell from being drawn into car park.
Remarks SCI:
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 : Done. This was the main consideration in
selecting the final location.
JRP
NOTED.

2 Boundary walls and all entrances and side gates to be of

.17 adequate height for security reasons (min 1.8m) and free
of horizontal design elements that facilitate climbing.
Remarks SCI:
: Noted

2 Avoid casement and top hung windows along footpath

.18 besides lst storey units.
Remarks AWP
: Noted.

2 Ensure water from landscaped areas drain away from pool

.19 deck areas.
Remarks SCI:
: Noted. Incorporated in BIB Plan

2 Provide sufficient expansion joints for pool deck area.

.20
Remarks DE/ICIC to advice
:

2 Provide flush level drainage instead of kerbs/ drop for pre-

.21 swim showers.
Remarks SCI:
: Noted

2 Avoid interactive pools unless they are integrated with the

.22 main swimming pools.
Remarks SCI:
Interactive pools are along the main pool and
connected to same .

2 Footpaths to have adequate and proper expansion joints

.23 and edge drainage.
Remarks Noted.
: SCI:
Noted
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 ICIC to advice

2 Avoid slates or pebble wash finishes for footpaths due to

.24 cracks and delaminating problems.
Remarks SCI
: All foot paths are granite – Point chistle finish

2 Junction of footpaths should have splayed corners instead

.25 of right angles.
Remarks SCI
: Noted

2 PES – If turfing is intended, ensure that there is sufficient

.26 sunlight ingress. Provide tap point, adequate drainage
outlet and overflow pipe.
Remarks SCI
: Noted.

2 PES – Do not provide supporting structures within PES

.27 space as owners would erect permanent roof coverings.
Remarks AWP
: Noted.

3 Typical Units – Internal/External

.

3.1 A/C ledge – any provision for

screening/railings/maintenance access?
Remarks AWP
: Yes. Alum louvers provided as per installed in
show units. Access to AC ledge are through
yards or 900mm wide window from bathroom.

3.2 Avoid placing aircon condenser at front façade or other

prominent locations that would affect residents by its heat
& noise.
Remarks AWP
: Noted. Design was sent to Property
management for comments & has been
adjusted accordingly.
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3.3 Balcony railings design – avoid horizontal elements to
prevent children from climbing over.
Remarks AWP
: Noted. .
SCI
Noted

3.4 Provide adequate overhang or windows to yards to prevent

water ingress.
Remarks AWP
: 2m Overhang was provide to openings at
common corridor.

3.5 Shower cubicles min. 850mm width and to be regular in

shape (square/rectangular, avoid splayed corners).
Remarks AWP
: Noted.
Suying Comment:
Note.

3.6 Kerb of shower cubicle should be sloped inwards to avoid

water flowing outwards onto toilet floor.
Remarks Suying Comment:
: Note.

3.7 Waterproof at least 1.8m high for walls around

shower/long bath.
Remarks AWP
: Noted.

3.8 Waterproof floor below long baths with 1800mm upturn all
around.
Remarks AWP
: Noted.

3.9 Min 850mm clearance for kitchen and yard doors to

facilitate moving of fridge and washing machines; provide
sliding type to avoid obstruction if possible.
Remarks AWP
: Kitchen doorway width is 850mm wide (no door
to kitchen)
Yard door structural width is 850mm which is
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 the provision used for The Waterfront(Chengdu)
project.

3 Min 650Wx650Dx1800H clearance for washing machine

.10 (excluding space for tap and water outlet).
Remarks ??
:
Suying Comment:
Better to have min. 700mm x 700mm space
(plus tap and water outlet space to be check)

3 Main doors – door handle and deadlock should not be

.11 linked.
Remarks ?? ICIC to advice on authority requirement
: on fire door
ironmongery

3 Avoid handles in the centre of the kitchen cabinet doors

.12 (do not know which direction to open). Corners of cabinet
to have foldable doors so that the far end of the cabinet
can be reached.
Remarks Suying Comment:
: We don’t install handle in the center of the
cabinet. All low level corner unit cabinet, we
specify carousel “half moon by ‘Vivo System’ or
approved equivalent
.

3 To avoid different doors clashing with each other when

.13 opened. eg. bathroom/ bathroom, bathroom/shower,
bedroom/wardrobe, kitchen/cabinet.
Remarks AWP
: Noted.

3 Strata areas computation – avoid values that are just

.14 above or below cut off points.
Remarks ??
:

3 Bomb shelter door – allow permanent opening for use of

.15 space as utility.
Remarks AWP
: N/A

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3 Locate lift core and bin chutes away from bedrooms to
.16 avoid noise.
Remarks AWP
: Noted. Where lift core is next to master
bathroom/bedroom double wall would be
provided to minimise the noise.

3 Avoid timber doors and frames for toilet at utility/yard area

.17
Remarks AWP
: PVC folding door would be provided for toilet at
utility/yard area.

3 Planters – windows must not interfere with plants when

.18 opened.
Remarks AWP
: Noted

3 Planters must be easily accessible without safety risks.

.19 Avoid deep planter box and abutting it too low below
adjoining floor level.
Remarks AWP
: Noted

3 Locate convenient access panels to reach heaters &

.20 services in false ceiling.
Remarks AWP
: Noted

3 Avoid puncturing or riveting on window/sliding door tracks.

.21
Remarks ??
:

3 Windows to be accessible for cleaning from within,

.22 especially fixed or corner panels.
Remarks AWP
: Noted

3 Avoid large windows & doors - sagging and maintenance

.23 problems.
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 Remarks AWP
: Noted

3 Provide natural lighting and ventilation for toilet and

.24 kitchen and avoid MV as far as possible
Remarks AWP
: Noted

3 Avoid timber thresholds at doorway to bathrooms.

.25
Remarks AWP
: Noted

3 Provide min 50mm drop in structural level down to wet

.26 areas so as to create a distinct drop in the final finished
level.
Remarks AWP
: Noted

3 Windows in toilets not to be located too low for privacy

.27 reasons.
Remarks AWP
: Noted.

3 Yards should be big and open enough to sun laundry. Do

.28 not locate yard in the front facade as clothes hanging will
mar building image.
Remarks AWP
: Noted

3 Provide adequate storage space with double leaf door or

.29 foldable door to enable maximum storage.
Remarks AWP
: Noted

3 Use butt joints for all marble laying.

.30
Remarks Suying Comment:
: Noted

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 3 All door frames, sub-frame and architrave to sit on
.31 threshold and not on floor level of wet areas.
Remarks AWP
: Noted

3 Provide adequate waterproofing between room and toilet

.32 floor finish. Follow details provided by QA/QC department.
Remarks AWP
: Noted

3 Parquet floor to be in semi-gloss finish. Mock up to be

.33 approved before proceeding with all units.
Remarks AWP
: N/A

3 To provide at least 2 separate power points – one for

.34 washer and one for dryer. One 15 Amp and one 13 Amp.
Remarks JRP
: NOTED, 13A OUTLET FOR WASHING MACHINE
AND 15A OUTLET FOR DRYER PROVIDED.

3 Avoid concealing shower mixer.

.35
Remarks Suying Comment:
: Noted

3 Bay windows – provide handle bars to facilitate ease of

.36 closing.
Remarks AWP
: N/A

3 Secondary door lockset – use the type that does not lock
.37 out residents.
Remarks ??
:

4 Roof
.

4.1 Provide long term facade maintenance such as gondola

system; access through strata space to be avoided.
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 Remarks AWP
: Point on future façade maintenance noted.
No physical provision of gondola system in the
project currently..

4.2 Wooden doors at the roof top to be sheltered from weather

or to be weather-proofed.
Remarks AWP
: Noted

4.3 Provide proper roof access ensuring no breach of security

to apartments and common areas.
Remarks AWP
: Noted

4.4 Cat ladders to have proper landing/grips and manageable

access covers.
Remarks AWP
: Noted

4.5 Ensure pitch roof spaces are maintenance free of bird

entry & nesting
Remarks AWP
: N /A

4.6 Ensure external lightning points & conduits are watertight.

Remarks AWP
: Noted.
JRP
NOTED

4.7 Design and location of vent pipes and refuse chute

ventilation openings at the roof level must not allow foul
smell from affecting residents’ use of roof terrace and top
floor units.
Remarks AWP
: Noted.
JRP
NOTED

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 4.8 Design and appearance of vent pipes and ventilation
openings, fan, ducting, etc, should be aesthetically
treated.
Remarks AWP
: Noted.

5 General
.

5.1 Avoid using materials that tarnish easily eg. brass.

Remarks AWP
:
SCI
Noted
JRP

Suying Comment:
Noted

5.2 If building is built above pools, avoid rainwater from being

washed down from walls into pools directly.
Remarks AWP
: Noted.

5.3 Avoid any columns/sharp corners/nearby trees/sudden

change of depth for the swimming pool.
Remarks SCI
: No sharp edges
Pool depth gradual as for conventional pools
Trees located around pool are required to
provide shade. Already very limited planting
place.
Selected minimum maintenance plants that do
not shed trees.

5.4 Avoid using double fired glazed wall tiles due to frequent
crazing defects.
Remarks Noted
:

5.5 Indoor pool – avoid having M&E services and equipment

above pool (difficult to maintain).
Remarks N/A
:
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5.6 Private lifts – ensure no breach of security from ventilation
openings.
Remarks N/A
:

5.7 Pool sizes – state length, width, depth (preferably not

exceeding 1.2m).
Remarks SCI
: Lap Pool 50.0mx15.0mx1.2mD
Jacuzzi 5.0mx5.0m and 5.0mx7.0mx0.9mD
Children’s Pool 8mx12mx0.5D

5.8 Tempered glass panels – Specifications to address issue of

spontaneous breakages. (Eg. Heat Soak to EN standard).
Remarks AWP
: Noted.

5.9 Water feature must not share the wall of any apartment
unit.
Remarks SCI
: Noted. Will ensure all lobby water features are
independent.

5 Provide durable rubber gasket (neoprene) for metal drain

.10 gratings at driveways to eliminate rocking noises caused
by moving vehicles.
Remarks AWP
: Noted.

5 Provide proper kerbs and waste water discharge drains for

.11 car wash area.
Remarks AWP
N/A

5 Apply Crime Prevention Through Environmental Design,

.12 “CPTED” as far as practicable.
Remarks AWP
: N oted.

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5 Aircon Ledge/PES/Balconies/Roofs – provide proper and
.13 adequate overflow discharge (spout pipes) for situations
such as choked pipes/flooding/backflow etc.
Remarks AWP
: Noted.

5 Management Office should be of appropriate size, location

.14 with service counter
Remarks AWP
Noted.

5 Traffic Flow – provide one way traffic flow and minimise

.15 criss cross traffic flow if possible
Remarks AWP
: Cross traffic flow is unavoidable near entrance
area. Design as per shown in approved
masterplan been discussed & approved by
Keppel.

5.16 Openings Along Corridors/Lobbies – To ensure adequate

overhang or windows to prevent rain from splashing onto
entrance doors and floors and water seepage into units.
Remarks AWP
: 2m Overhang was provide to openings at
common corridor.

5.17 Avoid use of slippery floor finishes in places that are

subject to rain splashing and water from other sources
(e.g. main lobbies, typical lobbies, walkways, changing
room entrances etc.) If polished finishes or granite is used,
hone or sandblast certain sections (patterns) of floor to
avoid slipperiness when wet.

Remarks AWP
:
SCI
All landscaped areas that are able to get wet
are finished with Point Chistle Granite.
Children’s play area finished with non slip
rubber matt
Suying Comment:
Noted

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5.18 For both units and common areas, avoid the use of PVC
holders/brackets for louver windows.
Remarks AWP
: Noted.

5.19 Proper drainage pipe/sprout or nip installed to prevent

streaking of walls.
Remarks AWP
: Noted.

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