A unit in the capital of Sunrise Cannes in Tseung Kwan O was revealed to have removed part of the main wall during the renovation and converted it into a door to the master room. The Buildings Department confirmed that the unit had violated the law and requested the owner to make repairs. Director of Buildings Yu Po Mei explained the incident on the 30th, she pointed out that the main wall demolished by the unit involved accounted for 6% of the supporting capacity of the unit and about 1% of the floor.
The Institute of Surveyors reminds the public to choose a reputable renovation company and try to avoid changing the original spacing of the flat, and should consult professionals such as surveyors, architects, and structural engineers when necessary, and should have a thorough understanding of the condition of the property before buying a second-hand property.


The unit was originally designed as a three-bedroom, and the designer opened the three-bedroom corridor and changed it into a large master suite and cloakroom, and the master door was also relocated, so the designer pierced a wall between the living room and the bedroom and changed it to a door. (Online video screenshot)

(From left) Former Chairman of Building Surveying Unit of The Hong Kong Institute of Surveyors Tse Chi-kin, Former Chairman of Building Surveying Unit and Chairman of Building Policy Group Ho Ju Yip, Chairman of Building Surveying Wing Cheung Man Tao and Deputy Chairman of Building Surveying Section Lee Haida.

Director of Buildings Yu Po Mei said that some units in the capital of Sunrise Cannes had demolished part of the structural wall, and the Department was highly concerned about the incident. (Photo by Lv Yingshan)

The Institute of Surveyors mentions the top 10 common pitfalls in home renovation, including:

(1) Improper demolition of the main structure, which will require huge restoration costs in the future, which may lead to the collapse of the building;


(2) Illegally opening up the unit may not only damage the main structure and refractory design, but also violate the conditions for exempting the construction area and the terms of the title deed;


(3) Self-made open kitchen, which may also damage the main structure and fire-resistant design, affecting fire escape;


(4) Self-made black toilets, inadequate ventilation equipment, affecting sanitary conditions, and violating building regulations, significantly modifying the connection of canals and pipes, which is prone to water seepage problems;


(5) Arbitrarily connecting canal pipes, affecting hygiene and increasing the risk of spreading poison, making drainage pipes easy to block, affecting the daily operation of buildings;


(f) improper installation or modification of stairs, damage to the main structure and fire-resistant design, possible breach of the condition of exempted floor area, and potential safety risks in the design of stairs, such as stair structures, protective barriers or floor openings, in addition to the terms of title deeds;


(7) Modifying the protective fence to destroy the anti-fall function of the protective barrier, such as insufficient height and insufficient anti-collision force, and may also increase the cantilever structural load;


(viii) Sealing the terrace and increasing the cantilever structural load, which may violate the conditions of exempted floor area and damage the protective fence;


(9) Illegally replace, seal or install doors and windows, lack of suitable lighting and ventilation equipment, affect the health of the fire, fire personnel carry out rescue, obstruct the inspection and maintenance of windows, and remove the fire door will increase the risk of fire spread;


(10) Installing structures on rooftops or platforms, violating building ordinances, may be required to be demolished.


The Society also pointed out that members of the public should choose a reputable renovation company before dealing with residential renovation and try to avoid changing the original spacing of the flat. If changes to intervals are unavoidable, professionals (e.g. authorized persons under the Building Ordinance, building surveyors, architects, structural engineers) should be consulted first to understand the feasibility of the works, including design codes and related procedures.

The Society pointed out that if the results of professional research show that an application for admission to the Buildings Department is required, or minor works are involved, such as connecting canal pipes, installing stairs, modifying protective barriers, replacing windows, demolishing illegal buildings, etc., the owner must also engage relevant registered professionals and contractors to follow the procedures before proceeding with the works.

Temporary scaffolds have been installed in the units involved. (Courtesy of Fong Kwok-shan)

The Society also pointed out that before purchasing a second-hand property, members of the public should appoint a professional building surveyor to conduct an independent safety and condition survey and assessment of the property to determine whether the property has serious building safety, maintenance and construction problems before completing the relevant transaction, and members of the public should have an in-depth understanding of the property in question, including the original condition of the new building.

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