Sikhatsi se-Defects Liability eNingizimu Afrika Sichaziwe

Emacembu lamanyenti abuka sikhatsi se-defects liability kuphela nangabe i-retention seyivalelekile futsi likhasimende seliyekele kuphendvula ema-imeyili.

Lesikhombisi sichaza kutsi yini sikhatsi se-defects liability eNingizimu Afrika, kutsi side kangakanani ngaphansi kwetinkontileka te-JBCC, NEC ne-GCC, kutsi singena njani ku-warranty ye-NHBRC, nekutsi uyiphatsa njani inchubo yekuvala lekuyisa ku-final completion futsi ikhokhele i-retention yakho.

Yini sikhatsi se-defects liability eNingizimu Afrika?

Sikhatsi se-defects liability sikhatsi ngemuva kwe-practical completion lapho umakhontileka kufanele abuye alungise emaphutsa ngetindleko takhe. ENingizimu Afrika, budze baso nenchubo kuvela enkontilekeni lesayiniwe ne-contract data yayo. Siphela nge-final completion, levame kuvula i-final account nekukhululwa kwe-retention.

Sikhatsi sikhona ngobe lamanye emaphutsa abonakala kuphela nangabe sakhiwo sesisetjentiswa. Sivalo seshawa lesivutako, umnyango lobambekako nome i-screed lechekekile kungahle kungabonakali ngelilanga lekunikela.

Ngalesikhatsi, umakhontileka uhlala nemisebenti lemitsatfu:

Kulungisa emaphutsa i-principal agent, i-engineer nome umcashi labalako, ngekhatsi kwesikhatsi inkontileka lesivumelako.
Kunika likhasimende kufinyelela ebufakazini bekutsi intfo ngayinye ilungisiwe.
Kugcina ema-subcontractor akhe asaboshiwe ngemsebenti wawo, ngemigomo ye-subcontract lefanana nenkontileka lenkhulu (back-to-back).

Umcashi nako unemsebenti. Kufanele anike umakhontileka kungena esizeni kute alungise emaphutsa. Uma angenisa lomunye umakhi ngaphandle kwesaziso, angalahlekelwa lilungelo lekubuyiselwa leto tindleko.

Etinyatselweni letiza ngaphambi kwalesikhatsi, buka luhlu lwekuhlola lwekunikela iphrojekthi yekwakha.

Side kangakanani sikhatsi se-defects liability ngaphansi kwe-JBCC, NEC ne-GCC?

Ngaphansi kwetinkontileka te-JBCC, NEC ne-GCC, sikhatsi se-defects liability sibekwe ku-contract data, ngako imphendvulo kuphela leyetsembekako isenkontilekeni yakho lesayiniwe. Tinkontileka tekwakha te-JBCC tivame kusebentisa cishe emalanga langu-90 ekhalenda. I-NEC isebentisa i-”defects date” nesikhatsi sekulungisa emaphutsa. Tinkontileka te-civil te-GCC tivame kuba tinde, kakhulu tinyanga leti-12.

Lithebula lelingentasi liphatsanisa imindeni lemitsatfu yetinkontileka lesetjentiswa kakhulu eNingizimu Afrika.

Lifomu lenkontileka	Sikhatsi sichazwa njani	Yini lesivalako	Ingoti uma ulahlekelwa kulawula
JBCC Principal Building Agreement (umsebenti wekwakha)	Kushiwo ku-contract data, kuvame kube cishe emalanga langu-90 ekhalenda kusukela ku-practical completion.	Emaphutsa alungiswa kute i-principal agent yeneliseke, bese kuba yi-final completion.	Sitifiketi se-final completion nekukhululwa kwe-retention kuyephuza.
NEC4 Engineering and Construction Contract	I-defects date nesikhatsi sekulungisa emaphutsa, kokubili ku-contract data.	I-Supervisor ikhipha i-Defects Certificate.	Emaphutsa langakalungiswa angalinganiswa futsi adonswe kuloko lokhokhelwa kona.
GCC 2015 (umsebenti we-civil)	Kushiwo ku-contract data, kuvame kube tinyanga leti-12 emaphrojekthini e-civil.	I-engineer yemukela umsebenti wekulungisa futsi ikhiphe sitifiketi sekugcina.	Emaphutsa lasele abambetela i-final account.

Emaphuzu lamatsatfu abalulekile kuyo yonkhe iphrojekthi yaseNingizimu Afrika:

I-contract data iyabusa. Ungakopisi sikhatsi emsebentini wakho lowendlulile. Sebentisa inguculo lesayiniwe nedatha yephrojekthi.
Ema-subcontract kufanele afanane. Uma inkontileka yakho lenkhulu ikunika emalanga langu-90 kodvwa i-subcontract yakho ingakhulumi lutfo, utfwala lesikhala.
Cela seluleko ekuphikisaneni. Lesikhombisi sijwayelekile. Kuphikisana ngeliphutsa kufanele kuye kumphatsi wenkontileka wakho nome kummeli.

Kute ufundze kabanti ngekutsi emafomu ehlukana njani, fundza tinhlobo tetinkontileka tekwakha eNingizimu Afrika.

I-warranty ye-NHBRC ingena njani esikhatsini semaphutsa?

Etindlini letine-enrolment ye-NHBRC, i-Housing Consumers Protection Measures Act 95 ka-1998 yengeta imisebenti ye-warranty yemtsetfo lehlala sikhatsi lesidze kunesikhatsi semaphutsa senkontileka. Umakhi wetindlu kufanele alungise emaphutsa lamakhulu esakhiwo iminyaka lemihlanu, luphahla lolunetsako tinyanga leti-12, nalamanye emaphutsa ekungalandzeli nome emsebenti wetandla labikwa ngekhatsi kwetinyanga letintsatfu kusukela ekungeneni kuhlala.

Loku kusho kutsi sikhatsi lesifishane semaphutsa senkontileka asikucedzi kuvuleleka kwakho endlini lensha.

Luhlobo lweliphutsa	Sikhatsi se-warranty ngaphansi kwe-Act	Kucala ku
Kungalandzeli i-NHBRC technical requirements, nome kudvweba, umsebenti wetandla nome tintfo letimbi	Tinyanga leti-3	Kungena kuhlala
Luphahla lolunetsako lokubangwa ngumsebenti wetandla, kudvweba nome tintfo	Tinyanga leti-12	Kungena kuhlala
Emaphutsa lamakhulu esakhiwo	Iminyaka lemi-5	Kungena kuhlala

Lapho i-Consumer Protection Act 68 ka-2008 isebenta ekutsengisweni, umtsengi angaba nemalungelo akhe ekhwalithi.

Timangalo tenkontileka nato tinemkhawulo wesikhatsi. Ngaphansi kwe-Prescription Act 68 ka-1969, tikweleti letinyenti tiphelelwa sikhatsi ngemuva kweminyaka lemitsatfu. Liwashi livame kucala nangabe lokweleta ati, nome bekufanele ati ngekufanele, ngesikweleti. Eliphutsa lelifihlekile (latent), loko kungaba sikhatsi lesidze ngemuva kwekunikela.

Imitfombo lebalulekile: i-Housing Consumers Protection Measures Act ne-Consumer Protection Act. Kute utfole imisebenti leyiphelele yemakhi, buka tidzingo te-NHBRC eNingizimu Afrika.

Kungani emaphutsa aba yinkinga ye-cash flow

Emaphutsa aba yinkinga ye-cash flow ngobe i-final completion, i-final account nenkhokhelo yekugcina ye-retention konkhe kulindze kutsi luhlu lwemaphutsa luvalwe. Uma intfo yinye yengcweti isala ivulekile, linani lonkhe le-retention lingahlala nemcashi. Enkontilekeni ye-R48,000,000, leyo mali ivame kuba yinzuzo yemakhontileka.

Kwehluleka lokutsatfu kubanga kubambeteleka lokunyenti.

Kwekucala, kute i-register yinye yemaphutsa. Letinye tintfo tikumaminithi emihlangano, letinye etitfombeni te-WhatsApp, letinye kuma-site instruction. Emacembu aphikisana ngeluhlu esikhundleni sekulungisa.

Kwesibili, kutsi ngubani lophetse akucaci. Umakhontileka lomkhulu, i-subcontractor ye-nominated nalofaka lochwepheshe ngamunye ucabanga kutsi lomunye nguye lonesibopho. Emalanga ekugcina ayendlula futsi intfo ihlala ivulekile.

Kwesitsatfu, bufakazi bekuvala bubutsakatsaka. Umakhontileka ubika kutsi “kuphelile”. I-principal agent isadzinga sitifiketi sekuhlola, lishidi le-commissioning nome inothi lekuvala lelisayiniwe. Ngaphandle kwako, intfo ayikavalwa.

I-load shedding nesignali lebutsakatsaka esizeni kwenta loku kube kubi kakhulu. Emanothi agcina asephepheni nasemilayetweni, bese i-register isala ngemuva.

Kute ubone kutsi i-retention netitifiketi tenkhokhelo kuxhumana njani, fundza titifiketi tenkhokhelo tenchubekelo eNingizimu Afrika.

Luhlu lwekuhlola lolusebentako lwe-defects liability

Inchubo yemaphutsa iyasebenta nangabe kune-register yinye, umnikati munye ngentfo ngayinye, umtsetfo munye welilanga lekugcina nelizinga linye lebufakazi onkhe emacembu laleyemukelako. Sebentisa luhlu lwekuhlola lolungentasi emaphrojekthini e-JBCC, NEC nome GCC. Vumelana ngalo ne-principal agent nome i-engineer ngaphambi kwe-practical completion, hhayi ngemuva kwekuphikisana kwekucala.

Sigaba	Lokufanele ukwente	Bufakazi lobuncane	Umnikati
Ngaphambi kwe-practical completion	Vumelana ngetigaba temaphutsa, tikhatsi tekuphendvula netilinganiso tekwemukela ngekubhala.	Irekhodi lemhlangano lelisayiniwe ne-template ye-register levunyiwe.	Principal agent nome engineer, nemakhontileka
Ku-practical completion	Khipha luhlu lwekucala lwemaphutsa lunetinombolo tetintfo nemsebenti wesandla lophetse.	Luhlu lolunelilanga, titfombe, indzawo, umnikati wemsebenti wesandla.	Umphatsi wenkontileka
Ngesikhatsi semaphutsa	Yenta umjikeleto weliviki: nika, lungisa, cinisekisa, sayina.	I-register levuselelwe, titfombe tangaphambi nangemuva, emarekhodi ekuhlola.	Umphatsi wesiza nebaholi bemisebenti yetandla
Ngaphambi kwekucela i-final completion	Hlola yonkhe intfo levulekile bese wakha lifayela lekuvala.	Liphakethe lekuvala ne-matrix yekusayina.	Licembu letinkontileka lemakhontileka
Final completion	Tfumela sicelo lesisemtsetfweni nabo bonkhe bufakazi.	Incwadzi, i-register lesayiniwe, titifiketi, imidvwebo ye-as-built.	Umakhontileka
Ngemuva kwekunikela	Landzelela tinkinga letiphindzaphindzwako nalefihlekile netimangalo te-warranty.	Umlandvo wemaphutsa nerekhodi lekuchumana.	Umtfutfukisi nome umcashi

Kute kusebente:

Hlela emaphutsa ngebucayi. Tintfo tekuphepha netemtsetfo tidzinga lilanga lekugcina lelifishane kunekulungisa pende.
Nika yonkhe intfo umnikati wenkontileka. Bhala liphakheji le-subcontract, umphatsi nemuntfu wekwenyusela.
Hlonipha tikhatsi tetatiso. Saziso lesephuzile ku-subcontractor singenta butsakatsaka lilungelo lakho lekubuyiselwa tindleko.
Xhumanisa kuvala nenkhokhelo. Khombisa licembu lebhizinisi kutsi ngutiphi tintfo letivulekile letibambe i-retention.
Beka imitsetfo yebufakazi ngekushesha. Emsebentini wagesi, wemapayipi ne-mechanical, cela emashidi ekuhlola ne-commissioning.

Usajaha kusayinwa kwemaphutsa ngaphambi kwekutsi ukhulule i-retention? I-Wakha ixhumanisa titfombe tedayari yakho yesiza, titifiketi tema-sub-contractor ne-retention nephrojekthi ngayinye, ku-software yinye leyakhelwe bakhi baseNingizimu Afrika: buka i-demo yemkhicito.

Sibonelo: sikhatsi semaphutsa semalanga langu-90 ephrojekthini ye-mixed-use

Lesibonelo sikhombisa kutsi luhlelo lolwakhiwe lwemaviki langu-13 luvala njani emaphutsa langu-132 ngekhatsi kwesikhatsi semaphutsa semalanga langu-90 lesifana ne-JBCC. Iphrojekthi sakhiwo se-mixed-use se-R48,000,000 eGauteng. Emaphutsa ahlanganisa kucedza, i-waterproofing, kulinganisa i-air-conditioning ne-commissioning yekulawula kungena. Tinombolo timfanekiso.

Ngaphandle kweluhlelo, umkhuba uyatiwa. Tintfo tekubukeka tivalwa kucala. Tintfo tebuchwepheshe tiyantjontja. Ema-subcontractor ebangcweti abuya sekwephuzile. Ngelilanga lema-90, tintfo te-commissioning tisaphikiswa futsi i-retention igcinwe.

Neluhlelo:

Emaviki	Tinyatselo letibalulekile	Umphumela	Umtselela webhizinisi
1 kuya ku-2	Vumelana nge-register yesisekelo, nika banikati, tfumela tatiso te-subcontract.	Luhlu lunye lolwemukelekile nemalanga ekugcina.	Kuphikisana lokuncane ngemsebenti.
3 kuya ku-6	Kucinisekisa kweliviki, yenyusela tintfo letibucayi letephuzile.	Tintfo letivulekile tiyehla liviki ngaliviki, kuvala ngakunye kunebufakazi.	Lilanga le-final completion liyavikeleka.
7 kuya ku-10	Gcila ekuhloleni tinhlelo, emaphutsa laphindzaphindzwako netindzawo telikhasimende.	Tintfo letimbalwa letivulwa kabusha.	Ingoti lephansi yekutsi i-retention igcinwe.
11 kuya ku-13	Yakha liphakethe lekuvala bese ulihlola ngaphambili ne-principal agent.	Sicelo se-final completion lesiphelele.	I-final account ihamba ngesikhatsi.

Sifundvo simayelana nekulawula. Inchubo yinye, levunyelwene ngayo ngemacembu onkhe, netatiso letibhalwe kahle nebufakazi lobuhle.

Umphumela Wekugcina

Sikhatsi se-defects liability sikhatsi senkontileka nese-cash flow, futsi kufanele siphatswe ngesiyalo lesifanako nekwakha. Hlola budze ku-contract data yakho, fananisa ema-subcontract akho, khumbula i-warranty ye-NHBRC etindlini, futsi uvale intfo ngayinye nebufakazi. Leyo yindlela yekufinyelela ku-final completion futsi ukhokhelwe i-retention yakho.

Imibuto Lebutwa Njalo

Yini sikhatsi se-defects liability ekwakheni?

Sikhatsi ngemuva kwe-practical completion lapho umakhontileka kufanele alungise emaphutsa emsebentini wakhe ngetindleko takhe. ENingizimu Afrika, budze bubekwe ku-contract data yenkontileka ye-JBCC, NEC nome GCC. Nangabe onkhe emaphutsa labaliwe alungisiwe futsi emukelwe, i-principal agent nome i-engineer ingakhipha sitifiketi se-final completion futsi i-retention lesele ingakhululwa.

Side kangakanani sikhatsi se-defects liability ngaphansi kwe-JBCC?

I-JBCC Principal Building Agreement ibeka sikhatsi ku-contract data, ngako hlola inkontileka yakho lesayiniwe. Emaphrojekthi lamanyenti ekwakha asebentisa cishe emalanga langu-90 ekhalenda kusukela ku-practical completion. Sikhatsi siphela nangabe emaphutsa labalwe yi-principal agent alungisiwe, loko lokuholela ku-final completion nasekukhululweni kwe-retention lesele.

Yini i-defects date ngaphansi kwe-NEC?

Ngaphansi kwe-NEC4 Engineering and Construction Contract, i-defects date lilanga lelishiwo ku-contract data, ngemuva kwe-completion. Kuze kube ngulelo langa, i-Supervisor nemakhontileka bayatisana ngemaphutsa labawatfolako. Umakhontileka kufanele alungise liphutsa ngalinye ngekhatsi kwesikhatsi sekulungisa emaphutsa. I-Supervisor bese ikhipha i-Defects Certificate, levala imisebenti yemakhontileka yemaphutsa ngaphansi kwenkontileka.

Bakhontileka banesibopho sikhatsi lesingakanani ngemsebenti wabo eNingizimu Afrika?

Kuya ngenkontileka nangemtsetfo. Sikhatsi semaphutsa senkontileka singaba ngemalanga langu-90 nome tinyanga leti-12. Etindlini letine-enrolment ye-NHBRC, umakhi kufanele alungise emaphutsa lamakhulu esakhiwo iminyaka lemihlanu. Ngalokwehlukile, ngaphansi kwe-Prescription Act 68 ka-1969, timangalo letinyenti tenkontileka tiphelelwa sikhatsi ngemuva kweminyaka lemitsatfu lokweleta ati, nome bekufanele ati, ngesikweleti.

Kwentekani uma umakhontileka angawalungisi emaphutsa?

Tinkontileka letinyenti letijwayelekile tivumela umcashi kutsi anike saziso futsi, uma umakhontileka asanganyakati, asebentise lomunye umakhi bese ubuyiselwa tindleko. Leto tindleko tivame kutsatfwa ku-retention nome ku-final account. Tinyatselo ncamashi netikhatsi tetatiso kuya ngenkontileka yakho, ngako landzela inchubo yayo ngekucophelela futsi ugcine emarekhodi labhaliwe asonkhe saziso.

Ema-athikili lahlobene: