Don't underestimate floods' threat to high-rise condos
With Bangkok undergoing one of the worst floods in its history, many may have underestimated its severity and the extent of the damages. The impact the crisis has had on high-rises in central Bangkok is arguably less than the damage sustained by houses, b
Some may see the threat as being low, without any need for precautionary measures, while others might be concerned and be thinking of the worst-case scenario. This is not a problem if a building is owned by one individual, because they can take their own risks. However, buildings and condominiums with multiple owners face a more complicated issue arising out of different views and assessments of the threat.
Considering the extent of damages that can occur against the funds required for implementing flood-prevention measures, we recommend that sufficient moves be made to protect the buildings. The funds required for protecting high-rises against flood damage would typically cost a few hundred thousand baht on average – money that is worth spending when compared to post-flood repairs that can go into the millions. Though flood-protection measures are still alien to management firms and homeowners in Bangkok, they must realise that taking effective precautions is essential.
The first step is to check when the building’s insurance runs out. Nowadays, most insurance firms do not provide coverage for flooding.
In a high-rise building, the most crucial area to protect is the electrical room and M&E areas including the pump room, transformer and the main electrical distribution board. If water leaks into the electrical room, the power will have to be cut off for safety reasons. This means that apart from not having any electricity, there will be no fresh water because pumps will no longer be working. This also means that the fire-safety system will be disabled.
Most people living in high-rises think they are safe from floods, but depending on the extent of the damage, the repair bills can go into the millions as it may require the building’s entire electrical system to be replaced – a risk that is not worth taking. Also, high-voltage electricity rooms are also at risk of fire if exposed to water.
Insurance claims take time and some condominiums may not have sufficient funds to purchase new equipment and cover repair costs. Once the damage is done, it will not just cost a lot in monetary terms but will also cost a lot in terms of time when the owner is unable to occupy the unit until all equipment has been replaced and the property is checked for safety.
The degree of risk for each building will obviously vary depending on the area and how high it is from street level. Every building needs precautionary measures and it should be protected from floods in the same way as it is protected from fire.
In a condominium, the issue of flood protection and budget allocation is controversial, but co-owners should be aware of the risks and understand the committee and the property manager’s decision to spend a reasonable amount to protect the building.
The writer can be reached at [email protected].
