NO

FOCUS AREA

DETAILS

1.

Chronology of Events

November 2024

On 6 November 2024, an incident was reported by residents near the site. Jayyid Land Sdn Bhd acted immediately to support investigations by Kuala Lumpur City Hall (DBKL), which identified cracks in the shear walls, columns, and floors, mainly from the eighth floor upwards in Block C. Recognising the importance of safety, we fully cooperated with DBKL’s directive and, on 8 November 2024, paused all construction activities as ordered. We also promptly appointed an independent engineer to assess the structure, committed to submitting all required technical reports, and began planning for remedial works in line with expert recommendations.

December 2024 – April 2025

We initiated comprehensive soil and structural investigations in late December 2024, demonstrating our commitment to thoroughness and safety. Throughout this period, we submitted detailed interim and final reports to DBKL, clearly outlining the extent of the damage, proposed repair solutions, and enhanced safety measures. As a responsible developer, we maintained open and regular communication with authorities and purchasers, prioritising transparency and the well-being of all stakeholders.

April – May 2025

In April 2025, we completed and submitted a final report prepared by independent consultants. After careful review, DBKL approved for construction to resume on the SOHO block and Blocks A and B on 21 April 2025. Jayyid Land Sdn Bhd continues to work closely with DBKL and independent experts to ensure that Blocks C and D will only proceed with construction after foundation strengthening is completed and independently verified, reflecting the developer’s unwavering commitment to safety and quality.

2.

Who decided what the independent engineer should investigate, and who covered the costs?

• The independent engineer, a highly qualified and impartial professional, was given full authority to determine the scope and methodology of the investigation to ensure a thorough and objective assessment.
• Jayyid Land Sdn Bhd, as the developer, took full responsibility for all associated costs, underlining its commitment to safety, accountability, and the highest standards of project oversight.
• The engineer was selected based on their expertise, technical qualifications, and independence, ensuring the integrity of the investigation process.

3.

Why was the cause not found earlier?

• The J.Satine project was designed and constructed in full compliance with established industry standards, using qualified professionals and rigorous quality checks.
• The incident was caused by unforeseen ground conditions that were not detectable during earlier site investigations.
• Jayyid Land Sdn Bhd remains committed to ongoing site monitoring and proactive risk management.

4.

What happened to the development?

• The primary cause of the incident in Block C is attributed to unforeseen adverse subsurface conditions and the inherent risks associated with implementing additional preventive measures, which led to the ground settlement. The adverse subsurface condition was the presence of multiple cavities, typical of the karst characteristics found in limestone formations.
• Upon conducting the necessary probe tests and soil investigation by the independent checker, it was revealed that the incident was not due to the structural design, workmanship, or the quality of concrete used during construction, nor was there any element of negligence by any party.

5.

What is the remedial work being done?

Remedial works are being carried out to the highest industry standards, under the supervision of independent, qualified professionals. The foundation and affected areas are being strengthened to ensure long-term safety, structural integrity, and the continued quality of your home. The remedial works include:

• Foundation Remedial:
  • The installation of small-diameter, high-capacity piles to transfer building loads from the affected foundation to deeper, more stable soil or bedrock layers
  • Live monitoring during and after the remediation to ensure the effectiveness of the remedial work
• Structural Remedial:
  • Demolition and reinstatement of the damaged section
  • Repairing and strengthening of structural elements, including shear wall thickening and application of carbon fibre reinforced polymer (CFRP)

6.

How does J.Satine Residences ensure the thorough and lasting resolution of defects, providing assurance against recurrence?

• To ensure your safety and peace of mind, a comprehensive structural survey was carried out by an independent surveyor, as instructed by the Independent Checker (IC). This was done to identify and address any hidden or underlying issues that may not be immediately visible.
• The remedial works are:
  • Based on findings from advanced equipment used to detect hidden structural concerns.
  • Carried out with great care to ensure the building’s long-term safety.
  • Verified and supervised by both the main consultant team and an independent engineer.
  • Subject to ongoing monitoring and regular testing to ensure their continued effectiveness.
  • Supported by improvements to the foundation design and construction methods.
• These steps are part of our commitment to applying the highest engineering standards and providing an added layer of reassurance for all J.Satine homeowners.

7.

Is the project safe? What assurance do I have that the property will be safe to live in?

• We wish to assure all purchasers that vacant possession will only be delivered once the property is verified to be safe and suitable for occupation, in line with Clause 27 of the Sale and Purchase Agreement (SPA).
• Currently, structural repair works are ongoing and closely monitored by both the appointed Submitting Engineers and an Independent Checker Consultant to ensure all safety and engineering standards are met. Monthly updates are also being submitted to DBKL, with a final report to be provided upon completion for their review and approval before remaining construction works resume.
• The Certificate of Completion and Compliance (CCC) will confirm that a building is safe and meets all the required standards to be used as intended (i.e. ensuring it’s safe for occupation).
• We appreciate your continued trust as we work to complete the project safely and responsibly.

8.

Will you share ongoing updates with purchasers?

• The developer will adhere to the processes set by the authorities, and updates and progress are provided regularly to the relevant authorities to ensure transparency.
• We will share relevant updates with purchasers through our official channels.

9.

When will construction resume and what is the new target completion date, and will there be an Extension of Time (EOT)?

• The construction and rectification work has resumed since the DBKL lifted the stop work order on 21 April 2025.
• Based on the current work progress of the development, we are making every effort to complete the project and ensure its delivery on time.
• At this moment, we reserve our right to apply EOT if and when necessary.

10.

Will the developer bear/reimburse my bank’s progressive interest payment due to the stop work order?

• We understand your concern. However, the Developer is not responsible for any financial losses during the stop-work period, including loan interest payments, as these are part of the arrangement between purchasers and their banks.
• An independent investigation has confirmed that there was no element of negligence involved. The project is continuing in accordance with the SPA, and construction has resumed with the necessary clearance from the relevant authorities.

11.

What are my rights if there is a delay in handover?

• We would like to emphasise that all your rights under the SPA remain unchanged.
• The Purchaser will be entitled for the liquidated ascertained damages (LAD) in the event the project is unable to deliver on time.

12.

Will the defects liability period (DLP) be extended?

• Yes, the defects liability period will be extended by one year, now totalling 36 months.
• This demonstrates our ongoing commitment to quality, accountability, and your peace of mind as a purchaser.

13.

Which block is affected?

• Only Block C is affected. Our team will be reaching out directly to purchasers of affected units within 14 working days. If you do not hear from us during this time, it means your unit is not affected.

14.

What are the communication channels available for purchasers to stay in touch with the developer regarding their interests?

• Please direct any further feedback or enquiries to the Customer Service Team at:
  • [email protected] or [email protected]
• To facilitate a smoother process, please provide your name, unit number, and contact details as per your Sale and Purchase Agreement (SPA) when submitting your enquiries.