Vol. 275 No. 4
asked the Minister for Local Government the schemes in the guaranteed order project in which structural defects are alleged to have occurred; and in respect of each scheme if he will give (a) particulars of the defects, (b) the date on which the final account was settled and (c) whether the defects were remedied before settlement of the final account.
11.
asked the Minister for Local Government if he will give particulars of directions to the effect that cheap materials or inferior standards of construction were to be used in the building of any local authority dwellings.
With the permission of the Ceann Comhairle, I propose to take Questions Nos. 10 and 11 together and to circulate with the Official Report, a tabular statement setting out the defects in schemes carried out under the former low-cost —guaranteed order project—housing project about which complaints have been received by the National Building Agency and which are deemed to have structural implications, now or in the future. The Deputy will be aware that there are few defects in a house which do not have some structural significance.
Also included in the list are details of the position regarding final accounts for each scheme and the rectification of the defects which can be dealt with under the contracts for each scheme. There are however many general defects in these schemes about which complaints have been made, including cramped superstructures, narrow entrance halls and stairways, the general skimping of woodwork, fencing, painting and exterior plastering down to minimum permissible standards, a high incidence of consdensation through lack of flexible heating and ventilation arrangements, the use on a large scale of relatively untried forms of outside cladding, and higher than normal maintenance costs associated with the form of construction, leading possibly to a rate of depreciation higher than in the case of traditional building methods.
These defects are directly attributable to the emphasis placed by the previous Government on getting the maximum number of housing units from the minimum amount of capital. The policy line enunciated by my predecessor, in consultation with the then Minister for Finance, called for a review of the construction programe to get the maximum number of houses out of available money. The view was taken that houses were being built which could last for 100 years, that thinking should be revised and that it would do if houses were built which could last 25 to 30 years if this meant that more houses could be got more quickly. This policy was developed into the former low-cost housing project, which was later called the guaranteed order project. Firms were invited by public advertisement in August, 1970, to offer significant economies in the cost of dwelling units in return for obtaining orders on an organised basis over a number of years. As the firms were to be short-listed for later package deals of a substantial order on the basis of costs quoted for superstructures, it was inevitable that designs would be based on the minimum standards. There is ample evidence in the list of defects which is being circulated with the Official Report of the ultimate effects of this cost-cutting exercise. The general attitude to standards developed as I have indicated; no specific directions were given about the use of any particular cheap materials, or any specific inferior standards of construction.
Following is the list:
LISTS of defects (1) having possible structural implications, about which complaints were made in schemes built under the former low-cost (guaranteed order) project.
|
SCHEME |
Particulars of defects complained of |
Date of Final Account if agreed—(2) |
Position regarding rectification of defects under the contract—(2) |
|
Cahir |
Defective flooring, warped timbers, plaster cracks, complaints about central heating. |
Lists of defects agreed with the contractor. Remedial work to be carried out immediately. I.I.R.S. report awaited on flooring Scheme is still within maintenance period. |
|
|
Carrickmacross |
Central heating not functioning properly in some houses, cracks in external walls, defects in joinery and plaster work. |
July, 1974. |
Maintenance work completed satisfactorily. |
|
Carrownreddy (Tipperary) |
Central heating not working properly, defective plastering, timber shrinkage. |
Rectification of defects in progress. |
|
|
Clonburris (Clondalkin) |
Defects in single stack drainage, cracks in external walls, dampness. |
July, 1973. |
Work on rectification of defects complete. |
|
Castleblayney |
Cracks in external walls in one block of houses, timber shrinkage. |
Cracks (settlement) sealed. Full list of maintenance items listed for contractor's attention. |
|
|
Carlow |
Surface water flooding around houses, doors/windows not fitting properly, plaster cracks, timber shrinkage, generally bad finish. |
Rectification of defects in progress. |
|
|
Drumbiggle (Ennis) |
Canopies over doors defective/waterlogged, plaster cracks, timber warping, cracks in external walls, dampness. |
Rectification of defects in progress. |
|
|
Finglas (Section 1) |
Shrinkage and warping of timbers, plaster cracks, defective waste pipes. |
March, 1974. |
Defects in waste pipes remedied. Bulk of maintenance work complete. Remainder in progress. |
|
Finglas (Section 2) |
Surface water flooding, dampness in some houses, timber shrinkage, plaster cracks. |
Rectification of defects in progress—scheme still within the maintenance period. |
|
|
Finglas (Section 6) |
Timber shrinkage and warping, plaster cracks, some flooding around front and back doors. |
Scheme is within maintenance period. |
|
|
Galway (Newcastle) |
Inadequate surface water drainage, general timber shrinkage, extensive loss of roof tiles in severe storm, roofing felt not lapped, splitting of timbers. |
Roof tiles replaced. Maintenance work on other items completed. |
|
|
Graiguenamanagh |
Surface water flooding around houses, timber shrinkage, faults in central heating. |
Scheme within maintenance period, defects to be remedied. |
|
|
Kilmacanogue |
Central heating unsatisfactory, water penetration, dampness, cracks in walls, generally bad finish. |
Rectification of defects in progress. |
|
|
Lucan |
Cracks in external walls in 12 houses, inadequate surface water drainage, defects in single stack drainage system, dampness, timber warping, plaster cracks. |
September, 1974. |
Remedial work completed—County Council requested to confirm takeover of houses. |
|
Navan |
Dampness, plaster cracks, timber shrinkage. |
Maintenance work completed. |
|
|
Neilstown (Clondalkin) |
Generally bad finish, timber warping, defects in single stack drainage system, surface water drainage defective. |
September, 1974. |
Maintenance work completed. |
|
Newpark (Kilkenny) |
Faults in central heating system, doors warping, windows ill-fitting, electric sockets loose, surface water drainage defective. |
Rectification of defects in progress. |
|
|
Oldcourt (Bray) |
Cracks in external plastering, warping of timbers. |
Plasterwork remedied. Scheme still under maintenance. |
|
|
Tallaght |
Dampness, water penetration under doors in some cases, inadequate surface water drainage, defective joinery work. |
June, 1974. |
Rectification of defects in progress. |
NOTES:
1. Only defects which are capable of being dealt with under the contracts are included in the list. All schemes had the normal incidence of minor defects, which are not listed.
2. Dates are shown only where the final account has been agreed. Final accounts for the other schemes are being finalised. Final payments will not be made until all outstanding remedial works are completed to the satisfaction of the contract architect.
I am grateful to the Minister for the last line of that long statement which contradicts the statements which have emanated from him continually over the last 18 months. Could I ask the Minister if the person who acted as technical director to the National Building Agency at the time the guaranteed order project was being considered by them has since been appointed managing director by him?
That is a separate question.
I do not think we should refer to persons in such a way as to identify them.
