MANILA, Philippines -- Structural experts say that condominium buildings are designed by architects and engineers based on sound engineering standards.

Inquirer Property recently talked to a structural engineer and an architect who gave assurances that the majority of new condominiums in the Philippines are inherently safe structurally.

Gideon Javier, project management director of Colliers International, said the practice of employing and regulating structural engineers in the country is “very strict.”

Architect Boy Morcilla, vice president of Steel Building Systems and Technologies, said a contractor or a developer will not be given the proper occupancy permit by the local government if the building has not been constructed in accordance with plans and specifications.

The question is, should buyers take all these things for granted?

Javier and Morcilla said buyers -- and the public in general -- don’t have to be clueless even if they are not that knowledgeable in engineering or architecture.

Helpful tips

Even with strict construction laws, Morcilla said that one must be careful in choosing a unit, especially if it is in an old building. Here are some helpful tips on choosing structurally-safe condos.

1 Be observant and look behind the paint works. There might be cracks that have been painted on. Check for intermittent cracks, or cracks traversing the cross section of structural beams and columns. Weakening structural beams form a series of cracks. If these cracks have not been properly addressed, they could lead to disaster, especially during a strong earthquake, Morcilla warned.

Also be mindful of long continuous cracks on the walls, which could mean the building is “settling” against the earth, or a collateral effect from the beam failure, or worse, foundation design failure. These cracks will reappear even after being patched and painted.

Differentiate a hairline crack, which is superficial, from a structural crack. A hairline crack would normally be finer, isolated, and can be hidden by paints and patching compound. The best way to validate structural wall cracks is to investigate the opposite side of the wall where the cracks appear. If the same configuration of cracks appears on the same spot as the other side, there is a possibility that they are structural, and thus, a major cause for concern.

And don’t underestimate small structural cracks. In a country like the Philippines situated in the Pacific Ring of Fire, earthquakes are more common than you think. And even when there are no felt earthquakes, tectonic plates constantly keep moving beneath us, thus resulting in constant shifting of the land. That small crack, therefore, can add up over time, and before you know it, a monumental collapse can occur.

2 Look at the circuitries, Javier advised. “Bring in a few of your appliances, plug them in and turn on all the lights, and see if the lights flicker or you hear loud popping noises followed by darkness.”

3 Does the building have fire alarms? Javier stressed condo buyers should make sure the building has smoke alarms. “So much the better if you see a panel in the ground floor that lights up to show where the fire is.”

4 Check the fire escape. It isn’t enough that there is one. Javier said fire escapes should have metal doors and the unit’s alarm if opened from the inside to keep out burglars. “It’s better if there is a ‘panic’ handle.”

5 Look for fire sprinklers. They should be on ceilings or beams.

6 Look for ventilation. “Make sure there is ventilation, especially in the kitchen area for cooking fumes to escape, especially if they allow you to use gas ranges in the building,” Javier said.

7 And just like test-driving cars, tell-tale signs of poor construction can be found on doors and floors. “Make sure the floors are level and the doors open and shut well. This means the building is well aligned,” Javier said.

8 What do you have to do first thing in the morning when you go in the building?

“"Don’t drink coffee, don’t smoke, pop into the building first thing in the morning and see if you can smell pee or see stains in the ceiling -- it’s a sign of faulty plumbing,” Javier said.

“Would you believe the SARS epidemic spread so quickly in Hong Kong because the virus made its way through leaks in the plumbing? While you are at it, flush all the toilets to make sure that they are vented properly. If not, they will not flush well.”

9 Open the taps and smell the water.

10 Try to randomly talk to an existing unit owner or tenant and ask about problems, not just about the building, but also the neighbors.

11 Choose a condo unit that uses the least wooden component. Partitions and ceilings should at least be of metal framing and cement board or gypsum board cladding, Morcilla advised.

12 Hallways and staircases must be made of materials with at least two hours fire rating. Materials must be concrete or those with similar properties.

 [The Philippine Daily Inquirer]