Use of cheap construction materials has reduced the longevity of buildings in the UAE to around 20 years -and to make hay while the sun shines, landlords tend to jack up rents.
By Eman Abdullah
Use of cheap construction materials has reduced the longevity of buildings in the UAE to around 20 years -and to make hay while the sun shines, landlords tend to jack up rents.
This view was expressed by civil engineer Taha Y. Al Zubaidi, Area Sales Manager of Jebel Ali-based Falcon Cement while speaking in a one-day workshop held by the American University of Sharjah in association with the UAE Society of Engineers yesterday.
The workshop on "Life Expectancy of Buildings in the UAE" was held with the aim of encouraging government sectors, consultants and contractors to adopt new technology in the construction industry taking into consideration available materials and standards and their applicability to the local environment, said Dr Adil K. Tamimi, Head of the Technology and and Building Material Institute of the American University of Sharjah.
The workshop was attended by more than 70 engineers from all over the country.
Zubaidi said the present-day concrete structure is not compatible with the local environment in most cases and consequently the life expectancy of buildings is low.
Raw construction materials compatible with the environmental conditions are available in the market as well as the right technical backup, he said.
The cost of raw materials to produce durable concrete compatible with the local environment is a bit high, said Zubaidi.
"Consultants and landlords are responsible for the sub-standard building. Landlords are mainly to be blamed. They must insist that the design life of the project is at least 50 years," he said.
However, in some cases landlords are unaware that if they invested a little more sum, the life expectancy of their properties would increase by several years.
"In many cases landlords go to consultants who would construct for them buildings on low budgets, not more than Dh20 million," he said.
There is unfair competition among consultants. There are cheap consultants who would stoop to undertake any low-budget projects, he said. Such consultants tend to ignore the life expectancy factor. Consultants should stress on building long-lasting structures. "Having buildings with long life expectancy is for the benefit of landlords as well as tenants," said Taha.
He said rents in the UAE are high compared to other countries including Oman, Jordan and Egypt. The life expectancy of buildings in the UAE is not more than 20, and at best less than 30 years.
The longevity of a moderate- size building constructed at a cost of Dh20 million would not be more than 10 years. The landlord of such a building would increase rents in order to make a minimum of Dh2 million annually just to cover the cost, he said.
"If only Dh10 million were invested in the construction of such a building, its life would increase up to 50 years. Accordingly, it would suffice the landlord to make Dh750,000 in annual returns ," said Zubaidi.
