Uhlu Lokuhlola i-Handover Yephrojekthi Yokwakha eSA

I-handover embi ikubiza kabili: kanye ekuphikisaneni nekhasimende, begodu godu nge-retention ehlala ingakabhadelwa iinyanga ezinengi.

Igayidi le inikela abakhi beSewula Afrika uhlu lokuhlola lwe-handover olusebenzako. Lufaka i-practical completion, amadokhumenti neensitifiketi okufuze uzinikele, ukulawulwa kohlu lwamaphutha (snag list), ukukhutjhwa kwe-retention nokuqedwa kwe-final account ngaphasi kweenkontraka ze-JBCC, NEC ne-GCC.

Yini i-practical completion?

I-practical completion sigaba lapho imisebenzi isiphele khulu begodu ingasetjenziselwa umnqopho wayo, ngitjho nanyana kusele amaphutha amancani. Ngaphasi kwe-JBCC Principal Building Agreement, i-principal agent iyinikela isitifiketi. Ngokuvamileko ithomisa i-defects liability period, imisa iinhlawulo zokubambezeleka begodu ihambisa ubungozi bemisebenzi buye kumqatjhi.

I-practical completion ayitjho ukuthi imisebenzi ipheleleke ngokungasoleki. Amaphutha amancani angavimbi ikhasimende ukusebenzisa isakhiwo ajayelekile. Afakwa ohlwini lwamaphutha begodu alungiswa ngesikhathi se-defects liability period.

Imisebenzi kufuze isaphephe. Iinsetjenziswa (services) kufuze zixhunywe, ukungena kufuze kuphephe, begodu iinsitifiketi zomthetho ezidingekako zokungena endlini kufuze zilunge.

Lokho i-practical completion ekuvusako kuxhomeke ku-contract data yakho. Eenkontrageni ezinengi zokwakha:

ithomisa i-defects liability period
iqeda umthwalo weenhlawulo zokubambezeleka
ihambisa ubunikazi bokusebenzisa nobungozi bemisebenzi buye kumqatjhi
ikhupha ingcenye ye-retention, nangabe inkontraka itjho njalo

I-NEC4 isebenzisa igama elithi “Completion” kuthi i-GCC 2015 isebenzise i-Certificate of Completion. Umqondo uyafana, kodwana imigomo iyahluka. Bona iinhlobo zeenkontraka zokwakha eSewula Afrika ukuthola imininingwana.

Ngimuphi umehluko hlangana kwe-practical completion ne-final completion?

I-practical completion kulokha isakhiwo singasetjenziswa; i-final completion kulokha iphutha ngalinye elibaliweko selilungisiwe ekupheleni kwe-defects liability period. I-final completion ngokuvamileko ikhupha i-retention eseleko begodu ivula indlela eya ku-final account nenkokhelweni yokugcina. Ngaphasi kwe-JBCC, i-principal agent inikela isitifiketi seengaba zombili.

	Practical completion	Final completion
Nini	Imisebenzi iphele khulu begodu iyasebenziseka.	I-defects liability period iphelile begodu woke amaphutha abaliweko alungisiwe.
Ngubani onikela isitifiketi (JBCC)	Principal agent	Principal agent
Amaphutha	Amaphutha amancani angasala ohlwini lwamaphutha.	Woke amaphutha abaliweko kufuze alungiswe.
I-retention	Ingcenye ingakhutjhwa, ngokuya nge-contract data.	Eseleko ngokuvamileko iyakhutjhwa.
Imali	Iinhlawulo zokubambezeleka ziyama.	I-final account nenkokhelo yokugcina kuyalandela.

Umthwalo wakho awupheli ngaso soke isikhathi ku-final completion. Amaphutha afihlakeleko (latent defects) ne-NHBRC warranty yezindlu ezitjha kungaqhubeka isikhathi eside. Bona i-defects liability period yokwakha eSewula Afrika.

Inqubo ye-handover yokwakha isinyathelo ngesinyathelo

I-handover yeSewula Afrika ilandela iinyathelo ezilitjhumi, kusukela ekuhloleni kwe-practical completion ukuya esitifiketini senkokhelo yokugcina, begodu kanengi ithatha iinyanga ezintathu ukuya kezisithandathu emaphrojekthini wokwakha. Inqubo encamashi neenkhathi zeembiko zivela enkontrageni yakho ye-JBCC, NEC namkha i-GCC. Ukulandelana okungaphasi yindlela ejayelekileko emsebenzini wokwakha.

Ukuzihlola (self-snag). Ikhontraga ihlola umsebenzi wayo begodu ilungise izinto ezibonakalako.
Ukuhlola kwe-practical completion. Ikhontraga, ikhasimende ne-principal agent bakhamba emisebenzini.
Uhlu lwamaphutha. I-principal agent ikhupha uhlu lwamaphutha nezinto ezingakapheleli.
Isitifiketi se-practical completion. Sikhutjhwa lokha imisebenzi iphele khulu.
I-handover. Amakhiye, amakhadi wokungena, amadokhumenti nokubandulwa kuya ekhasimendeni.
I-defects liability period. Ikhontraga ilungisa amaphutha abaliweko namatjha abikiweko.
Ukuhlola kokugcina. Kwenziwa eduze kokuphela kwe-defects liability period.
Isitifiketi se-final completion. Sikhutjhwa lokha woke amaphutha abaliweko alungisiwe.
I-final account. Ama-variation, iimangalo nokulungiswa kuyavunyelwana ngakho.
Isitifiketi senkokhelo yokugcina. Imali eseleko ne-retention kuyabhadelwa.

Isikhathi kusukela ku-practical completion ukuya ku-final completion sixhomeke esikhathini senkontraka nokuthi amaphutha avalwa msinyana kangangani. Iinyathelo ngaphambi kobana kuthome ukwakha, bona uhlu lokuhlola lokunikela isiza ekhontrageni.

Uhlu lokuhlola lwe-handover: amadokhumenti neensitifiketi

Amadokhumenti we-handover awela emaqenjini amahlanu: imitlolo yenkontraka, iinsitifiketi zokuthobela, imidwebo ye-as-built, amamanuwali wokusebenzisa nokunakekela, nemitlolo yeemali. Ukutjhoda ngitjho nesitifiketi sinye sokuthobela kungabambezela ukungena endlini. Yakha iphakheji ngesikhathi sokwakha, angasi ngeviki lokugcina. Lungisa uhlu olungaphasi ngokuya ngenkontraka nephrojekthi yakho.

Iqembu	Lokho okufuze kufakwe	Amanothi
Imitlolo yenkontraka	Inkontraka esayiniweko neenlungiso, amaplani avunyiweko neenguqulo, ama-specification, ama-variation order, iinkhombandlela zesiza, imizuzu yemihlangano.	Gcina ama-variation asayiniwe begodu alinganisiwe.
Iinsitifiketi zokuthobela	Isitifiketi somasipala sokungena endlini (occupation certificate), isitifiketi sokuthobela segesi (CoC), isitifiketi se-plumbing lapho umasipala asifuna khona, i-CoC yegesi yokupheka lapho ifakiweko, isitifiketi sefensi kagesi lapho ifakiweko, iinsitifiketi zokuqedwa ze-engineer.	Isitifiketi sokungena endlini sikhutjhwa ngumasipala ngaphasi kwe-National Building Regulations and Building Standards Act 103 of 1977.
NHBRC (izindlu ezitjha)	Isitifiketi se-enrolment nemitlolo yokuhlola.	Bona iingaba zokuhlola ze-NHBRC.
Imidwebo ye-as-built	Ama-as-built we-architecture, wesakhiwo, weensetjenziswa newokulinganisa umhlabathi (survey).	Atjengisa lokho okwakhiwe ngamambala.
Amamanuwali we-O&M nama-warranty	Amamanuwali weensetjenziswa, amahlelo wokunakekela, ama-warranty womkhiqizo (uphahla, i-waterproofing, amafesdere, iinsetjenziswa), iingcenye zokutjhentjha nemininingwana yokuthintana yabaphakeli.	Nikela ngefomu ephrintiweko neyedijithali.
Imitlolo yeemali	Iinsitifiketi zenkokhelo, isitatimende se-retention, isifinyezo sama-variation, imitlolo yeemangalo, i-final account esesahlakalweni.	Isekela i-final account esheshako.

Bawa ikhasimende lisayine irejista yamadokhumenti ebala yoke into enikelweko. Bubufakazi bakho nangabe ngemva kuthiwa idokhumenti ithile itjhodile.

Uhlu lokuhlola lwe-handover: imisebenzi yesiza ngelanga

Ngelanga le-handover, ikhontraga ikhamba esizeni nekhasimende, inikela amakhiye namakhowudi, itjengisa indlela iinsetjenziswa ezisebenza ngayo begodu ithole ukwamukela okusayiniweko. Imisebenzi le ilula, kodwana ukuyitjhiya kubanga ukuphikisana okunengi kwe-”asikhange sikuthole” ngemva. Sebenzisa ithebula elingaphasi njengohlu lwakho lokuhlola lwelanga.

Umsebenzi	Uphela lokha
Ukukhamba kokugcina	Ikhasimende ne-principal agent bakhambe kiyo yoke indawo nawe.
Amakhiye, amakhadi wokungena, amakhowudi we-alamu nesango	Abalwe erejistareni yamakhiye begodu asayinelwe.
Ukutjengisa iinsetjenziswa	Ama-geyser, amaphompo, amasango, ama-alamu, igesi yokulekelela namalifti kutjengiswa kusebenza.
Iinsetjenziswa zomphakathi (utilities)	Amamitha wamanzi negesi afundiwe, ama-akhawunti adluliselwe lapho kuvunyelwene khona.
Ukubandula	Abasebenzi bekhasimende babandulwe ngeensistimu ezikudingako.
Iphakheji yamadokhumenti	Ilethwe nerejista yamadokhumenti esayiniweko.
Uhlu lwamaphutha	Uhlu oluvunyelwene ngalo lukhutjhiwe, nenomboro yento ngayinye namalanga aqondiweko.

Ukulawula uhlu lwamaphutha ku-handover

Uhlu lwamaphutha luyasebenza lokha into ngayinye ine-ID yinye, indawo yinye, umsebenzi (trade) munye onomthwalo, ilanga eliqondiweko nobufakazi besithombe sokulungiswa. Beka izinto ngokuqakatheka njengezobucayi, ezikhulu namkha ezincani. Izinto zobucayi ezenza isakhiwo singaphephi namkha singasebenziseki kufuze zilungiswe ngaphambi kwe-practical completion. Izinto ezincani zidlulela ku-defects liability period.

Indlela ehle:

Hlola yoke indawo begodu ungarhabi ukukhamba.
Hlathulula iphutha ngalinye ngokucacileko, nendawo yalo.
Thatha isithombe sephutha ngalinye ngaphambi nangemva kokulungiswa.
Vumelana ngohlu nekhasimende ne-principal agent.
Hlukanisa “kulungele ukuhlolwa” ku-”livaliwe”, ukuze ukuvala kuhlale kuhloliwe.

I-site diary yindawo lapho ubunengi bobufakazi lobu buhlala khona. Ku-Wakha, i-site diary itlola izithombe ezinamalanga, isimo sezulu nabasebenzi ngefowuni, begodu amadokhumenti nemidwebo kuhlala ephrojekthini efanako, ngalokho iphakheji ye-handover yakheka njengombana umsebenzi uragela phambili.

Ukuthola ifomethi esele ilungile, sebenzisa ithempletjhi yohlu lwamaphutha yokwakha.

I-retention ikhutjhwa nini ngemva kwe-handover?

I-retention ngokuvamileko ikhutjhwa ngeengcenye ezimbili: ingcenye ku-practical completion begodu eseleko ku-final completion, ukwahlukaniswa namaphesenti kubekwe ku-contract data. Iinkontraka ezinengi zokwakha ze-JBCC zikhupha isiquntu ku-practical completion. Hlala uhlola inkontraka yakho, ngombana amanani nalokho okukuvusako kuyahluka hlangana kwamafomu namaphrojekthi.

Isigaba	Lokho okuvame ukwenzeka	Lokho okudingako
Practical completion	Ingcenye ye-retention iyakhutjhwa, nangabe inkontraka iyavumela.	Isitifiketi se-practical completion.
Final completion	Eseleko iyakhutjhwa.	Isitifiketi se-final completion nohlu lwamaphutha oluvaliweko.
Final account	Isitifiketi senkokhelo yokugcina siyakhutjhwa.	Ama-variation, iimangalo nokulungiswa okuvunyelwene ngakho.

I-retention kanengi yinzuzo yekhontraga emsebenzini. Ukuvala amaphutha okucothako kuyayibambezela. Icala lenkokhelo, funda igayidi yesitifiketi senkokhelo se-JBCC.

Usalinde iinyanga ezinengi i-retention ngemva kwe-handover? I-Wakha ihlanganisa iinsitifiketi zama-sub-contractor ne-retention, iinkokhelo zokuragela phambili ne-cash flow command centre yakho nephrojekthi ngayinye, esoftwareni yinye eyakhelwe abakhi beSewula Afrika: bona idemo yomkhiqizo.

Ukuphikisana okujayelekileko ku-handover nendlela yokukugwema

Ukuphikisana okunengi ku-handover kumayelana nezinto ezine: nokuthi i-practical completion yafikelelwa, yini ebalwa njengephutha, i-retention ifanele nini nokuthi i-final account kufuze ibe yini. Ngamunye kulula ukuwugwema ngemitlolo ehle kunokuwuwina ngemva. Ithebula elingaphasi litjengisa ukuvimbela nesinyathelo sokuthoma esijayelekileko nangabe kuthoma ukuphikisana.

Ukuphikisana	Ungakuvimbela njani	Isinyathelo sokuthoma nakwenzeka
I-practical completion iyaliwa	Lungisa izinto zobucayi kuqala. Tlola ukuqedwa ngezithombe namanothi wokuhlola.	Hlola ihlathululo yenkontraka ye-practical completion begodu ubawe i-principal agent bona iqume.
Yini ebalwa njengephutha	Sebenzisa amazinga angakhethi hlangothi: i-specification, imidwebo, i-National Building Regulations.	Bhekisela ku-specification begodu ubuze i-principal agent namkha umhloli ozimeleko.
I-retention ibanjwa	Vala yoke into ngobufakazi ngaphambi kokubawa ukukhutjhwa.	Thumela ubufakazi begodu ubhekisele emutjhweni we-retention enkontrageni.
I-final account	Sayinisa begodu ulinganise ama-variation njengombana uragela phambili.	Landela inqubo yeemangalo yenkontraka, nemitlolo ye-quantity surveyor.

Nangabe iinkulumiswano zehluleka, landela umutjho wokurarulula ukuphikisana enkontrageni yakho. Thatha iseluleko somthetho ngaphambi kokukhuphulela phezulu.

Kubayini ama-spreadsheet namaphepha ehluleka ku-handover

Ama-spreadsheet namaphepha ehluleka ku-handover ngombana uhlu lwamaphutha, iinsitifiketi nehlelo le-retention kuhlala eendaweni ezihlukeneko, ngalokho akekho ongafakazela ukuthi yini enikelweko begodu nini. Amadokhumenti ayalahleka, amalanga wokugcina ayadlula begodu ukuphikisana kuyakhula. Iindleko zivela njengeenyanga ze-retention engakabhadelwa.

Iinkinga ezijayelekileko:

Iinguqulo ezinengi zohlu lwamaphutha ezijikelezako.
Iinsitifiketi ezigcinwe kuma-akhawunti we-imeyili womuntu.
Izithombe efowunini yomuntu oyedwa.
Akukho ukuxhumana hlangana kwamaphutha avulekileko nehlelo le-retention.

Isilungiso mtlolo munye ngephrojekthi ngayinye ophethe uhlu lwamaphutha, amadokhumenti nemali, amathimba wesiza neweofisi awubuyekeza ndawonye.

Isiphetho

I-handover ehlwengekileko ihlelwa kusukela eviki lokuthoma lokwakha, angasi lokugcina. Buthelela iinsitifiketi njengombana umsebenzi ngamunye uphela, gcina uhlu lwamaphutha lunye olunobufakazi, bawa ikhasimende lisayinele lokho okunikelako, begodu uhlole i-contract data yakho ukuthola iinkhathi ze-retention nezamaphutha. Yindlela le ofikelela ngayo i-final completion begodu ubhadelwe ngokuzeleko.

Imibuzo Ebuzwa Qobe

Yini i-handover yephrojekthi yokwakha?

Kukudluliselwa okusemthethweni kwemisebenzi eqediweko kusukela ekhontrageni ukuya ekhasimendeni. Kufaka ukuhlola kwe-practical completion, uhlu lwamaphutha, ukunikelwa kwamakhiye, amadokhumenti neensitifiketi, ukubandulwa ngeensetjenziswa nokuthoma kwe-defects liability period. ESewula Afrika, iinyathelo neembiko zivela enkontrageni ye-JBCC, NEC namkha i-GCC.

I-defects liability period ide kangangani?

Ibekwe ku-contract data. Iinkontraka ezinengi zokwakha ze-JBCC zisebenzisa pheze amalanga wekhalenda angu-90 kusukela ku-practical completion. I-NEC isebenzisa i-defects date, begodu iinkontraka ze-civil ze-GCC kanengi zithatha iinyanga ezili-12. Ezindlini ezitjha, i-NHBRC warranty yengeza imisebenzi yomthetho emide, efana neminyaka emihlanu yamaphutha amakhulu wesakhiwo.

Ngimaphi amadokhumenti afunekako ku-handover?

Amadokhumenti ajayelekileko afaka isitifiketi somasipala sokungena endlini, isitifiketi sokuthobela segesi, iinsitifiketi ze-plumbing nezegesi yokupheka lapho zifunwa khona, imitlolo ye-NHBRC enrolment yezindlu ezitjha, imidwebo ye-as-built, amamanuwali wokusebenzisa nokunakekela, ama-warranty, iinsitifiketi zenkokhelo nesitatimende se-retention. Uhlu oluncamashi luxhomeke ephrojekthini yakho, kumasipala nenkontrageni.

I-retention ikhutjhwa nini?

Ngokuvamileko ngeengcenye ezimbili. Ingcenye ikhutjhwa ku-practical completion begodu eseleko ku-final completion, ngemva kobana woke amaphutha abaliweko alungisiwe. Iinkontraka ezinengi ze-JBCC zikhupha isiquntu ku-practical completion. Amaphesenti nalokho okukuvusako kuku-contract data yakho, ngalokho kuhlole ngaphambi kokuhlela i-cash flow yakho.

Kwenzekani nangabe kunokuphikisana ngesikhathi se-handover?

Landela umutjho wokurarulula ukuphikisana enkontrageni yakho. Isinyathelo sokuthoma ngokuvamileko kubawa i-principal agent namkha i-engineer bona iqume, nobufakazi bakho bunanyathiselwe. Nangabe lokho kwehluleka, inkontraka inganikela nge-adjudication, i-arbitration namkha ikhotho. Gcina imitlolo enamalanga yakho koke ukuhlola, isaziso nekulumiswano kusukela ekuthomeni.

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