Common Defects of Floor-to-ceiling Window Panels in HDB Flats
Ministry of National DevelopmentSpeakers
Summary
This question concerns a query by Mr Zhulkarnain Abdul Rahim regarding the frequency and responsibility for defects in HDB floor-to-ceiling window panels. Minister Desmond Lee clarified that maintenance for upper movable windows rests with flat owners, while lower fixed panels are common property managed by Town Councils. Over five years, HDB received 40 reports of cracks in upper panels, mostly due to wind slamming, while only one case involving a lower panel has been recorded. Owners must bear costs for upper window repairs and solar film upkeep, whereas Town Councils carry out repairs for the lower fixed glass panels. These distinct responsibilities are established under the Memorandum of Lease, the Town Councils Act, and the Building Maintenance and Strata Maintenance Act.
Transcript
40 Mr Zhulkarnain Abdul Rahim asked the Minister for National Development in respect of floor-to-ceiling window panels in HDB flats (a) how many cases of defects, including cracks or peeled solar films, have been reported in the past five years; (b) what are the common causes of such defects; and (c) whose responsibility is it to repair and bear the costs of repair or rectification of such defects.
Mr Desmond Lee: The typical HDB full-height window comprises two portions – the upper and lower portions. The upper portion usually comes with movable parts, such as casement windows or sliding windows. As these casement windows or sliding windows are used by flat owners and contained within their flats, they are responsible for the maintenance of these windows, including repairing or replacing them when damaged. It is also stipulated in the Memorandum of Lease that HDB flat owners are responsible to maintain the fixtures and fittings of their flat, including windows, in good working condition.
The lower portion of the full height window is installed with fixed window panels. These fixed window panels are designed to take lateral loads and act as a safety barrier for the occupants. This lower portion of the full height window is considered common property, to be maintained by the Town Council, as provided for under the Building Maintenance and Strata Maintenance Act and Town Councils Act.
In the past five years, HDB has received about 40 reports from residents regarding cracks in the glass panel of casement/sliding windows in full height windows. The majority of these cases were damaged casement window glass panels due to the slamming of window panels during strong wind conditions. The flat owners were advised to engage window contractors to repair them.
Feedback on cracks on the lower fixed glass panels are rare. Thus far, we are only aware of one such case. As the lower fixed glass panel is common property, HDB will refer residents to the Town Council and the Town Council will carry out the repairs.
Some flat owners may install solar film on their windows to block sun glare. HDB does not track feedback on peeled solar films as the installation and maintenance of solar film are the responsibility of flat owners.