I-Defects Liability Period eSewula Afrika Ihlathululwa

Amathimba amanengi aqala i-defects liability period kwaphela lokha i-retention sele ibanjiwe begodu ikhasimende selilisile ukuphendula ama-imeyili.

Igayidi le ihlathulula ukuthi yini i-defects liability period eSewula Afrika, ide kangangani ngaphasi kweenkontraka ze-JBCC, NEC ne-GCC, ihlangana njani ne-NHBRC warranty, nendlela yokuqhuba inqubo yokuvala ekufikisa ku-final completion begodu i-retention yakho ibhadelwe.

Yini i-defects liability period eSewula Afrika?

I-defects liability period sikhathi ngemva kwe-practical completion lapho ikhontraga kufuze ibuye ilungise amaphutha ngeendleko zayo. ESewula Afrika, ubude bayo nenqubo yayo kuvela enkontrageni esayiniweko naku-contract data yayo. Iphela nge-final completion, ngokuvamileko evula i-final account nokukhutjhwa kwe-retention.

Isikhathi lesi sikhona ngombana amanye amaphutha avela kwaphela lokha isakhiwo sele sisetjenziswa. Isivalo seshawa esivuzako, umnyango onamathelako namkha i-screed eqhekekileko kungenzeka kungabonakali ngelanga le-handover.

Ngesikhathi lesi, ikhontraga igcina imisebenzi emithathu:

Ukulungisa amaphutha i-principal agent, i-engineer namkha umqatjhi abalako, ngaphakathi kwesikhathi inkontraka esivumelako.
Ukunikela ikhasimende ubufakazi bokuthi into ngayinye ilungisiwe.
Ukugcina ama-subcontractor wayo anomthwalo womsebenzi wawo, ngemigomo ye-subcontract ehambisanako (back-to-back).

Umqatjhi naye unomsebenzi. Kufuze anikele ikhontraga ithuba lokungena esizeni ukulungisa amaphutha. Nangabe angenisa omunye umakhi ngaphandle kwesaziso, angalahlekelwa lilungelo lokubuyiselwa iindleko lezo.

Iinyathelo ezilandelako ngaphambi kwesikhathi lesi, bona uhlu lokuhlola i-handover yephrojekthi yokwakha.

I-defects liability period ide kangangani ngaphasi kwe-JBCC, NEC ne-GCC?

Ngaphasi kweenkontraka ze-JBCC, NEC ne-GCC, i-defects liability period ibekwe ku-contract data, ngalokho ipendulo kwaphela ethembekako isenkontrageni yakho esayiniweko. Iinkontraka zokwakha ze-JBCC kanengi zisebenzisa pheze amalanga wekhalenda angu-90. I-NEC isebenzisa “i-defects date” ne-defect correction period. Iinkontraka ze-civil ze-GCC kanengi zide, ngokujayelekileko iinyanga ezili-12.

Ithebula elingaphasi lifanisa imindeni emithathu yeenkontraka esetjenziswa khulu eSewula Afrika.

Ifomu yenkontraka	Indlela isikhathi esihlathululwa ngayo	Lokho okusivalako	Ubungozi nawulahlekelwa kulawula
JBCC Principal Building Agreement (imisebenzi yokwakha)	Kutjhiwo ku-contract data, kanengi pheze amalanga wekhalenda angu-90 kusukela ku-practical completion.	Amaphutha alungiswa i-principal agent yaneliseke, bese kuba yi-final completion.	Isitifiketi se-final completion nokukhutjhwa kwe-retention kuyabambezeleka.
NEC4 Engineering and Construction Contract	I-defects date ne-defect correction period, kokubili ku-contract data.	I-Supervisor ikhupha i-Defects Certificate.	Amaphutha angakalungiswa angalinganiswa begodu adlwe kilokho obhadelwa khona.
GCC 2015 (imisebenzi ye-civil)	Kutjhiwo ku-contract data, kanengi iinyanga ezili-12 emaphrojekthini we-civil.	I-engineer yamukela umsebenzi wokulungisa begodu ikhuphe isitifiketi sokugcina.	Amaphutha asaleleko abambezela i-final account.

Amaphuzu amathathu aqakathekile kiyo yoke iphrojekthi yeSewula Afrika:

I-contract data iyabusa. Ungakopi isikhathi emsebenzini wakho wokugcina. Sebenzisa uhlelo olusayiniweko ne-data yephrojekthi.
Ama-subcontract kufuze ahambisane. Nangabe inkontraka yakho ekulu ikunikela amalanga angu-90 kodwana i-subcontract yakho ayitjho litho, uthwala ikhala leli.
Funa iseluleko ekuphikisaneni. Igayidi le ngeyejayelekileko. Ukuphikisana ngephutha kufuze kuye kumphathi wenkontraka yakho namkha kummeli.

Ukuthola okunengi ngokuthi amafomu ahluka njani, funda iinhlobo zeenkontraka zokwakha eSewula Afrika.

I-NHBRC warranty ihlangana njani nesikhathi samaphutha?

Ezindlini ezifakwe (enrolled) ku-NHBRC, i-Housing Consumers Protection Measures Act 95 of 1998 yengeza imisebenzi ye-warranty yomthetho edlula isikhathi samaphutha senkontraka. Umakhi wezindlu kufuze alungise amaphutha amakhulu wesakhiwo iminyaka emihlanu, ukuvuza kophahla iinyanga ezili-12, namanye amaphutha wokungathobeli namkha wobuciko obikwe ngaphakathi kweenyanga ezintathu kusukela ekungeneni endlini.

Lokhu kutjho ukuthi isikhathi samaphutha senkontraka esifitjhani asiqedi ubungozi bakho endlini etjha.

Uhlobo lwephutha	Isikhathi se-warranty ngaphasi kwe-Act	Sithoma ku-
Ukungathobeli i-NHBRC technical requirements, namkha i-design, ubuciko namkha izinto zokwakha ezingakalungi	Iinyanga ezi-3	Ukungena endlini
Ukuvuza kophahla okubangwa bubuciko, yi-design namkha zizinto zokwakha	Iinyanga ezili-12	Ukungena endlini
Amaphutha amakhulu wesakhiwo	Iminyaka emi-5	Ukungena endlini

Lapho i-Consumer Protection Act 68 of 2008 isebenza ekuthengisweni, umthengi angaba namalungelo wakhe wekhwalithi.

Iimangalo zenkontraka nazo zinomkhawulo wesikhathi. Ngaphasi kwe-Prescription Act 68 of 1969, iinkweletu ezinengi ziwa (prescribe) ngemva kweminyaka emithathu. Iwatjhi ngokuvamileko ithoma lokha obolekisileko azi, namkha bekufuze azi ngokunengqondo, ngesikweletu. Kuphutha elifihlakeleko (latent), lokho kungaba sikhathi eside ngemva kwe-handover.

Imithombo eqakathekileko yokuthoma: i-Housing Consumers Protection Measures Act ne-Consumer Protection Act. Imisebenzi epheleleko yomakhi, bona iimfuneko ze-NHBRC eSewula Afrika.

Kubayini amaphutha aba yinkinga ye-cash flow

Amaphutha aba yinkinga ye-cash flow ngombana i-final completion, i-final account nenkokhelo yokugcina ye-retention koke kulinda bona uhlu lwamaphutha luvalwe. Nangabe into yinye ekhethekileko ihlala ivulekile, inani loke le-retention lingahlala nomqatjhi. Enkontrageni ye-R48,000,000, imali leyo kanengi yinzuzo yekhontraga.

Ukwehluleka okuthathu kubanga ubunengi bokubambezeleka.

Kokuthoma, ayikho irejista yinye yamaphutha. Ezinye izinto zisemizuzwini yemihlangano, ezinye ezithombeni ze-WhatsApp, ezinye eenkhombandleleni zesiza. Iinhlangothi ziphikisana ngohlu kunokuthi ziwalungise.

Kwesibili, ubunikazi abucaci. Ikhontraga ekulu, i-nominated subcontractor nomfaki okhethekileko ngamunye ucabanga ukuthi omunye unomthwalo. Amalanga wokugcina ayadlula begodu into ihlala ivulekile.

Kwesithathu, ubufakazi bokuvala bubuthakathaka. Ikhontraga ibika ukuthi “kwenziwe”. I-principal agent isadinga isitifiketi sokuhlola (test certificate), ishidi le-commissioning namkha inothi lokuvala elisayiniweko. Ngaphandle kwalokho, into ayivalwa.

I-load-shedding nesignali ebuthakathaka esizeni kwenza lokhu kube kumbi khulu. Amanothi agcina esephepheni nemilayezweni, begodu irejista iyasala ngemva.

Ukubona indlela i-retention neensitifiketi zenkokhelo ezihlangana ngayo, funda iinsitifiketi zenkokhelo yokuragela phambili eSewula Afrika.

Uhlu lokuhlola lwe-defects liability olusebenzako

Inqubo yamaphutha iyasebenza lokha kunerejista yinye, umnikazi munye ngento ngayinye, umthetho munye welanga lokugcina nezinga linye lobufakazi zoke iinhlangothi ezilamukelako. Sebenzisa uhlu olungaphasi emaphrojekthini we-JBCC, NEC namkha i-GCC. Vumelana ngalo ne-principal agent namkha i-engineer ngaphambi kwe-practical completion, angasi ngemva kokuphikisana kokuthoma.

Isigaba	Lokho okufuze ukwenze	Ubufakazi obuncani	Umnikazi
Ngaphambi kwe-practical completion	Vumelana ngeenzigaba zamaphutha, iinkhathi zokuphendula nemigomo yokwamukela ngokutlola.	Umtlolo womhlangano osayiniweko nethempletjhi yerejista evunyiweko.	I-principal agent namkha i-engineer, nekhontraga
Ku-practical completion	Khupha uhlu lwamaphutha lokuthoma olunenomboro yento ngayinye nomsebenzi (trade) onomthwalo.	Uhlu olunelanga, izithombe, indawo, umnikazi womsebenzi.	Umphathi wenkontraka
Ngesikhathi samaphutha	Qhuba umjikelezo weviki: yabela, lungisa, qinisekisa, sayina.	Irejista ebuyekeziweko, izithombe zangaphambili nezangemva, imitlolo yokuhlola.	Umphathi wesiza nabaphathi bemisebenzi
Ngaphambi kokubawa i-final completion	Hlola yoke into evulekileko begodu wakhe ifayela lokuvala.	Iphakheji yokuvala nethebula lokusayina.	Ithimba leenkontraka lekhontraga
I-final completion	Faka isibawo esisemthethweni nabo boke ubufakazi.	Incwadi, irejista esayiniweko, iinsitifiketi, imidwebo ye-as-built.	Ikhontraga
Ngemva kwe-handover	Landela iinkinga eziphindaphindekako nezifihlakeleko neemangalo ze-warranty.	Umlando wamaphutha nomtlolo wekulumiswano.	Umthuthukisi namkha umqatjhi

Ukwenza kusebenze:

Beka amaphutha ngokuya ngobukhulu bawo. Izinto zokuphepha nezomthetho zidinga ilanga lokugcina elifitjhani kunokulungiswa kopende.
Nikela yoke into umnikazi wenkontraka. Biza iphakheji ye-subcontract, umphathi nomuntu wokuthintana lapho kukhutjhulelwa phezulu.
Hlonipha iinkhathi zeembiko. Isaziso esifika sekudlulile ku-subcontractor singenza buthakathaka ilungelo lakho lokubuyiselwa iindleko.
Hlanganisa ukuvala nenkokhelo. Tjengisa ithimba lezebhizinisi ukuthi ngiziphi izinto ezivulekileko ezibambe i-retention.
Beka imithetho yobufakazi kusesenesikhathi. Emsebenzini wegesi, we-plumbing nowe-mechanical, bawa amashidi wokuhlola newe-commissioning.

Usalandela ukusayinwa kwamaphutha ngaphambi kobana ukghone ukukhutjhelwa i-retention? I-Wakha ihlanganisa izithombe ze-site diary yakho, iinsitifiketi zama-sub-contractor ne-retention nephrojekthi ngayinye, esoftwareni yinye eyakhelwe abakhi beSewula Afrika: bona idemo yomkhiqizo.

Isibonelo: i-defects period yamalanga angu-90 ephrojekthini ye-mixed-use

Isibonelo lesi sitjengisa indlela ihlelo elihlelekileko lamaviki ali-13 elivala ngayo amaphutha ali-132 ngaphakathi kwe-defects period yamalanga angu-90 efana neye-JBCC. Iphrojekthi sakhiwo se-mixed-use se-R48,000,000 eGauteng. Amaphutha afaka ukuqeda (finishes), i-waterproofing, ukulinganiswa kwe-air-conditioning ne-commissioning yokulawula ukungena. Amanani ayisibonelo kwaphela.

Ngaphandle kwehlelo, isimo siyajayeleka. Izinto zokuhlobisa zivalwa kuqala. Izinto zobuchwepheshe ziyatjhiywa. Ama-subcontractor akhethekileko abuya sekudlulile. Ngelanga lama-90, izinto ze-commissioning zisaphikiswana ngazo begodu i-retention iyabanjwa.

Nehlelo:

Amaviki	Amagadango aqakathekileko	Umphumela	Umthelela webhizinisi
1 ukuya ku-2	Vumelana ngerejista yesisekelo, yabela abanikazi, thumela iimbiko ze-subcontract.	Uhlu lunye olwamukelweko olunamalanga wokugcina.	Ukuphikisana okuncani ngomsebenzi.
3 ukuya ku-6	Ukuqinisekisa kweviki, khuphulela phezulu izinto zobucayi ezidlulwe sikhathi.	Izinto ezivulekileko ziyehla qobe viki, ukuvala ngakunye kunobufakazi.	Ilanga le-final completion liyavikelwa.
7 ukuya ku-10	Gxila ekuhloleni kweensistimu, amaphutha aphindaphindekako neendawo zekhasimende.	Izinto ezincani ezivulwa kabutjha.	Ubungozi obuphasi bokubanjwa kwe-retention.
11 ukuya ku-13	Yakha iphakheji yokuvala begodu uyihlole kuqala ne-principal agent.	Isibawo se-final completion esipheleleko.	I-final account ihamba ngesikhathi.

Isifundo simayelana nokulawula. Inqubo yinye, evunyelwana ngayo ziinhlangothi zoke, neembiko ezicacileko nobufakazi obuhle.

Isiphetho

I-defects liability period sikhathi senkontraka ne-cash flow, begodu kufuze iqhutjhwe ngokuziphatha okufanako nokwakha. Hlola ubude baso ku-contract data yakho, hlela ama-subcontract akho, khumbula i-NHBRC warranty ezindlini, begodu uvale into ngayinye ngobufakazi. Yindlela le ofikelela ngayo i-final completion begodu i-retention yakho ibhadelwe.

Imibuzo Ebuzwa Qobe

Yini i-defects liability period ekwakheni?

Sikhathi ngemva kwe-practical completion lapho ikhontraga kufuze ilungise amaphutha emsebenzini wayo ngeendleko zayo. ESewula Afrika, ubude bubekwe ku-contract data yenkontraka ye-JBCC, NEC namkha i-GCC. Lokha woke amaphutha abaliweko alungisiwe begodu amukelwa, i-principal agent namkha i-engineer inganikela isitifiketi se-final completion begodu i-retention eseleko ingakhutjhwa.

I-defects liability period ide kangangani ngaphasi kwe-JBCC?

I-JBCC Principal Building Agreement ibeka isikhathi ku-contract data, ngalokho hlola inkontraka yakho esayiniweko. Amaphrojekthi amanengi wokwakha asebenzisa pheze amalanga wekhalenda angu-90 kusukela ku-practical completion. Isikhathi siphela lokha amaphutha abalwe yi-principal agent alungisiwe, okuholela ku-final completion nokukhutjhwa kwe-retention eseleko.

Yini i-defects date ngaphasi kwe-NEC?

Ngaphasi kwe-NEC4 Engineering and Construction Contract, i-defects date lilanga elitjhiwo ku-contract data, ngemva kwe-completion. Bekube kufika lelo langa, i-Supervisor nekhontraga zazisa ngamaphutha ezithola wona. Ikhontraga kufuze ilungise iphutha ngalinye ngaphakathi kwe-defect correction period. I-Supervisor bese ikhupha i-Defects Certificate, evala imisebenzi yamaphutha yekhontraga ngaphasi kwenkontraka.

Abakhontraga banomthwalo womsebenzi wabo isikhathi esingangani eSewula Afrika?

Kuxhomeke enkontrageni nemthethweni. Isikhathi samaphutha senkontraka singaba malanga angu-90 namkha iinyanga ezili-12. Ezindlini ezifakwe ku-NHBRC, umakhi kufuze alungise amaphutha amakhulu wesakhiwo iminyaka emihlanu. Ngokuhlukileko, ngaphasi kwe-Prescription Act 68 of 1969, iimangalo ezinengi zenkontraka ziwa ngemva kweminyaka emithathu kusukela lokha obolekisileko azi, namkha bekufuze azi, ngesikweletu.

Kwenzekani nangabe ikhontraga ingawalungisi amaphutha?

Iinkontraka ezinengi ezijayelekileko zivumela umqatjhi anikele isaziso begodu, nangabe ikhontraga isolo ingenzi litho, asebenzise omunye umakhi bese abuyiselwa iindleko. Iindleko lezo kanengi zithathwa ku-retention namkha ku-final account. Iinyathelo ezincamashi neenkhathi zeembiko zixhomeke enkontrageni yakho, ngalokho landela inqubo yayo ngokutjheja begodu ugcine imitlolo etloliweko yaso soke isaziso.

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