Upgrading Properties Budget for 2016

HAY AL RAHBAH TRADING & CONTRACTING L.L.C. .
November 9, 2015
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Content:
1. Introduction 01 01
2. Maintenance Classification 02 02
3. Building Maintenance Budget 2016 03 03
a. Bldg. No. 2362 (O008), Resi. & Comm. Building (12 Flats & 14 Shop), Sohar 04 05
b. Building No. 3793 (O022), 4-Villas (3bhk), Sohar 06 07
c. Villa 1787; Four bedroom villa, Shatti Al Qurum 08 09
d. Bldg. No. 1569 (D047) Four Flats building, Darsait. 10 11
e. Bldg. No. 2602 (D039) Four Flats building, Darsait. 12 13
f. Town House 9 & 10; Three bedroom town house, Ghubrah 14 15
Chairman Properties Page 4

HAY AL RAHBAH TRADING & CONTRACTING L.L.C. . November 9, 2015
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Introducti on:
This Condition survey is carried out by Maintenance Department by providing an objective opinion about the
condition of the property at the time of the inspection.
The Condition Report aims to inform you about:

1. The construction and condition of the property on the date it was inspected;
2. Lacking of elementary requirements in the building (such as floor tiles instead of cement screed )
Keeping in mind above stated objectives, I have worked out possible up-gradation and estimated costs to
incorporate in the main Budget-2016 report for Properties of the Chairman:
1. AHA, building No. 0499,w.no.2307,MSQ
Maintenance Classifi cati on & Defi niti ons:
Maintenance Budget-2016 report has been classified in to the three different classes, following are the details:
1. Upkeep of Property (To be controlled by HAR)

Upkeep of properties means maintenance required for preserving or conserving existing property in good
condition
2. Property Enhancement (To be controlled by the Owner)
Property enhancement means some internal or external modification works with contemporary design
and up-gradation works in existing property. By such enhancement present rental can be raised to the
best possible level*.
*Subject to consultation with marketing department.

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Building Maintenance Budget 2016

(Only Up-gradati on Part is consider in this Report)

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Owner Name Lt. Col. Said Salem Said Al Wahaibi
Property Name & Residential and Commercial Building (18-Flats & 4 shops);
Locations Building No. 0499, W. No. 2307, MSQ
OUTLINE OF THE PROPERTY:

1. Age of the Building : 20+ years old
2. No. of floors : G+3
3. No. of Flats : 6 Flats (2BHK),18 Flats (3BHK)
4. No. of Shops : 4 Shops
5. Parking for Occupants : No allotted parking is available in the building
6. Security & Surveillance : Available
7. Garden, Lawn & Recreation : Available
GENERAL CONDITION OF FLATS:

1. Flooring: Due to wear & tear the marble flooring, provided in the flats at the time of construction
needs replacement.
2. Kitchen: Kitchen cabinets in most of the flats, are MDF made with block work platform & granite
top, which are old. Now all cabinets should be enhanced with new HPL Sandwich Aluminium
cabinets & new granite top to increase the life & durability.
Similarly kitchen floor & wall tiles have lost lustre (sparkle), and in spite of care, its surface has
worn out due to wear and tear. These old tiles pattern need to be enhanced to new digital design
with present market standard.
3. Bathrooms: Sanitary wares & mixers in bathrooms of all the flats were old style. As and when
required we replaced it with new one. It is better to enhance with new design and water efficient
sanitary wares and mixers.
Floor & wall tiles are almost 20+ years old, waterproofing beneath the floor has 10 years
warranty and its time to replace as preventive maintenance. Enhance complete bathroom to the
market standard.
4. Plumbing Line: Plumbing lines were provided with concealed type Copper pipes. It is essential
replace with new PVC coated copper PPR pipes, due to wear & tear of the old pipes.
5. Air Conditioners: Split ACs are provided in the flats, these have become very old and inefficient,
therefore replacing these is recommended with multi jet technology,20%power saving with high
energy, efficient & effective cooling air purification features like full HD filter, anti-bacterial
coating, allergen filter & auto clean.
6. Wooden Door: Flush type wooden doors were used in the building. Due to wear & tear these
doors have damaged specially the bathroom doors. It is recommended to replace all doors with
new enhanced materials available in the market.

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Owner Name Mr. Hamed Said Salem Al Wahaibi
Property Address 12-Flats & 14-Shops building, Bldg. No. 2362 (O008), W. No. 3827, Sohar.
Sr. Budgetary Up-keep Up- Property

Maintenance / Up-gradation Works
No. Cost (RO) Service gradation Enhancement
1 Internal Painting & Plaster Repairing of 250
2BHK flat with Silk emulsion paint
2 Internal New Lighting and Switch-Socket, 100
etc.
3 Internal Flooring of 2BHK flat with Porcelain 600
Tiles
4 Kitchen base & wall cabinet in Aluminium 400
with new design & colour range
5 Kitchen wall & floor tiles 600
6 Renovation of Bathroom with walk in 1,100

shower x 1
7 Renovation Toilet x 1 800
8 Split type ACs with Civil Works for 4 AC in 1,400

one flat (@ the rate of RO. 350/-)
9 Contemporary Design Doors 1,000
10 Telephone/Television Cables 100
11 O/H water tank with Bausher line 250
TOTAL (RO) 6,600 6,600

Cost for up-gradation of single flat
Total Cost of up-gradation works for 12 Flats RO. 79,200/-

Maintenance / Up-gradation Works Enhancement
No. Cost (RO) Service gradation
1 Common Area Floor Tiles and Steps for Stair 10,000
Case (700Sqm+200rm)
2 Re-waterproofing of Roof 4,000
3 Cost of Fire system and control panel 8,000
4 CCTV camera and Video Door Phone 4,000
5 Gypsum board False Ceiling in Common 2,000

Shop Corridor on GF
TOTAL (RO) 28,000 28,000
Cost for up-gradation of common areas
Total Cost of up-gradation works for 12 flats including common area RO. 107,200/-

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Owner Name Children of Mr. Hamed Said Salem, Shihab, Ahmed, Sheikha Mr. H
Property Name &

4 Villas (3bhk), Bldg. No. 3793 (O022), W. No. 3643, Sohar.
Locations

1. Age of the Building : 5 years old (approx.)
3. No. of Villas : 4 Villas (3BHK)
4. Parking for Occupants : Reserve parking (covered) & additional outside boundary wall.
5. Security & Surveillance : Not Available
6. Garden, Lawn & Recreation : Small Garden Inside Boundary Wall
GENERAL CONDITION OF INSIDE VILLAS:

Age of these villas is over 5 years. On an average villa is in good condition and facilities inside is
up to the standard of the market.
GENERAL CONDITION OF OUTSIDE AREA OF VILLAS

During the condition survey I found few essential facilities in common area are missing.
Additionally for the few enhancements could be done to the properties as mention below.
1. For the security reason there is door access control. Also gate automation could be adding value
to the property.
2. Outside boundary wall plenty of space is without proper pavement which causing lots of dust.
But it could be used as additional parking by paving Interlocking blocks.
3. These 4 villas are surrounded by 3 side road, if we plants date palm trees outside space of
boundary wall, it will increase beauty of the property and which might be attraction for the good
tenants.

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Owner Name Children of Mr. Hamed Said Salem, Shihab, Ahmed, Sheikha
Property Address 4 Villas (3bhk), Bldg. No. 3793 (O022), W. No. 3643, Sohar.

1 Internal Painting of 3BHK villa with Silk 250
emulsion paint
2 External Painting of villa with 88 Plus 400
Exterior paint
3 Internal New Lighting and Switch-Socket, etc 150
4 Heat Detector, Fire Extinguishers & Fire 75

Blanket
5 Interlocking pavement remaining outside 3000
area of boundary wall
6 Plantation of Shrubs and Date Palm Trees 1,000
outside area of boundary wall
7 Video Door Phone 250
8 Gate Automation 400

TOTAL (RO) 6,200 6,200
Cost for up-gradation of one villa
Total Cost of up-gradation works for all 4 Villas RO.24,800/-

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Owner Name Children of Mr. Hamed Said Salem Shihab, Ahmed, Sheikha
Property Address Villa No. 14 (4bhk), Bldg. No. 1787 (S014); W. No. 3021, SAQ.

3. No. of Bedrooms : 4BHK Villa
4. Parking for Occupants : Covered parking for two cars
6. Garden, Lawn & Recreation : Front & rear side garden; rear side lawn
GENERAL CONDITION OF VILLA:

Age of these villas is over 20+ years. Villa and its facilities are of old style. Recently we upgraded one
bathroom with walk in shower and air conditioning units.
During the condition survey I found essential facilities such as fire fighting system and security system
(CCTV & Door Access Control) are missing.
1. Kitchen: Kitchen cabinet is of old style and acceptably in good condition. But it could be enhance
with respective to the location and the occupants in that area which might be add value to the
property. Similarly kitchen floor & wall tiles enhancement will change total appearance of the
kitchen.
2. Bathrooms: Last year we had renovated two bathrooms. Rest one bathroom including maid
bathroom to be renovate. As sanitary wares & mixers in bathroom in villa old style; as and when
required we replaced it with new one, when it is broken / defective. But for property like this
needs bathroom with walk in shower, which demands of the client. It is better to enhance with
new design and water efficient sanitary wares and mixers.
Similarly Floor & wall tiles are almost 20+ years old, waterproofing beneath floor was with 10
years warranty and its time to replace under preventive maintenance. Enhance complete
bathroom to the market standard.
3. Garden: This villa is having spacious garden on rear side as well as front side. It can be enhanced
with landscaping works (such as lawn plantation, seasonal plants, palm tree plantation, etc.)
4. No proper fire fighting facility is available in villa.
5. No CCTV surveillance available in villa.

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Property Address Villa No. 14 (4bhk), Bldg. No. 1787 (S014); W. No. 3021, SAQ.

1 Internal Painting of 4BHK villa with Silk 250
emulsion paint
2 External Painting of villa with 88 Plus 800
Exterior paint
etc.
5 Kitchen wall & floor tiles 1,000
6 Renovation of Bathroom with walk in 1,200

shower x 1 (Ch. Bath)
7 Renovation Toilet on GF 900
8 Maid Room Bathroom 1,000
9 Laundry Room development 500
10 Garage Shed, Garage Shutter and Shutter 3,000

Operator

13 Garden Development 500
TOTAL (RO) 12,750 12,750
Cost for up-gradation of one villa
Total Cost of up-gradation works for Villa 1787 RO. 12,750/-

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Owner Name Mme. Najat Mussalam Al Kiyumi
Property Name &

4 Flats (2bhk) Building, Bldg. No. 1569 (D047), W. No. 1920, Darsait.
Locations

3. No. of Flats : 4 Flats (2BHK)
4. Parking for Occupants : Uncovered reserved parking is available for 4 cars
in front of the building.
6. Garden, Lawn & Recreation : Not Available
1. Flooring: The floor tiles provided in the flats Majlis and Passage is Omani marble while rest
bedrooms simply with cement screed floor which is below the normal standard. Either it could
be replaced with Omani marble or modern porcelain tiles.
2. Kitchen: Kitchen cabinets are in most of the flats, is in originally MDF made. However we
replaced MDF shutters when needed. Now all cabinets to be enhanced with new Aluminium
cabinets.
Similarly kitchen floor & wall also acceptable good in condition. But it could be enhance to the
new design with present market standard.
3. Bathrooms: Bathrooms in all the flats are with bathtubs; now a days most of the people doesnt
prefer bathtub and in most cases it becomes reason for water leaking. Hear in this case we
repaired leakages as and when required. But under preventive maintenance it is advisable yto go
for replacement of waterproofing, sanitary wares and obviously tiles as well.
4. Air Conditioners: This building air condition is basically designed for window type ACs; first of all
window type ACs becoming unpopular day by day in market secondly its major cause to damage
external paint. It shall be enhanced to the split type ACs.
5. Wooden Door: All doors were used in the building is of flush type wooden door. Due to wear and
tear its deteriorated, especially in the bathroom. Mostly it is damage at the bottom level, which
we repaired time to time.
GENERAL CONDITION OF COMMON AREAS
1. No proper fire fighting facility is available either within flat or in common area.
2. No CCTV surveillance or Door Access Control system is available.

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Owner Name Mme. Najat Mussalam Al Kiyumi
Property Address 4-Flats (2bhk) Building; Bldg. No. 1569 (D047); W. No. 1920; Darsait.

1 Internal Painting of 2BHK flat with Silk 200
emulsion paint
etc.
Tiles Option (i)
Internal Flooring of 2BHK flat with Omani 550
Marble Option (ii)
6 Renovation of Bathroom with walk in 2200

shower x 2 (Each RO. 1100/-)
8 Split type ACs with Civil Works for 4 AC in 1400

9 Contemporary Design Doors 1000
TOTAL (RO) 7,700 7,700


1 Cost of Fire system and control panel 1,000
4 Parking road marking and Reserve Sign Plate 100
TOTAL (RO) 5,100 5,100


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Owner Name Children of Mr. Hamed Said Salem Shiha, Ahmed, Sheikha
Property Name &

4 Flats (2bhk) Building, Bldg. No. 2602 (D039); W. No. 1934; Darsait
Locations

3. No. of Flats : 4 Flats (2BHK)
4. Parking for Occupants : Uncovered reserved parking is available for 4 cars
in front of the building; Additional parking space is
available on front open yard.
6. Garden, Lawn & Recreation : Not Available
1. Flooring: The floor tiles provided in the flats Majlis and Passage is Omani marble while rest
bedrooms simply with cement screed floor which is below the normal standard. Either it replace
with Omani marble flooring or modern porcelain tiles.
2. Kitchen: Kitchen cabinets are in most of the flats, is in originally MDF made. However we
replaced MDF shutters when needed. Now all cabinets to be enhanced with new Aluminium
cabinets.
Similarly kitchen floor & wall also acceptable good in condition. But it could be enhance to the
new design with present market standard.
3. Bathrooms: Bathrooms in all the flats are with bathtubs; now a days most of the people doesnt
prefer bathtub and in most cases it becomes reason for water leaking. Hear in this case we
repaired leakages as and when required. But under preventive maintenance it is advisable yto go
for replacement of waterproofing, sanitary wares and obviously tiles as well.
4. Air Conditioners: This building air condition is basically designed for window type ACs; first of all
window type ACs becoming unpopular day by day in market secondly its major cause to damage
external paint. It shall be enhanced to the split type ACs.
5. Wooden Door: All doors were used in the building is of flush type wooden door. Due to wear and
tear its deteriorated, especially in the bathroom. Mostly it is damage at the bottom level, which
we repaired time to time.
GENERAL CONDITION OF COMMON AREAS
1. No proper fire fighting facility is available either within flat or in common area.
2. No CCTV surveillance or Door Access Control system is available.

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Property Address 4 Flats (2bhk) Building, Bldg. No. 2602 (D039); W. No. 1934; Darsait

Maintenance / Up-gradation Works Enhancemen
t
etc.
Tiles Option (i)
Internal Flooring of 2BHK flat with Omani 900
Marble Option (ii)
5 Renovation of Bathroom with walk in 2200

shower x 2 (Each Ro. 1100/-)
7 Split type ACs with Civil Works for 4 AC in 1400

8 Contemporary Design Doors 1000
TOTAL (RO) 8,000 8,000


Maintenance / Up-gradation Works Enhancement
1 Cost of Fire system and control panel 1000
3 Parking road marking and Reserve Sign Plate 100
TOTAL (RO) 3,100 3,100


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TH No. 09 & 10 (3bhk), Bldg. No. 0193 & 0195 (G029 & G030), W. No. 4251,
Property Address
25 Town Houses, Ghubrah

1. Age of the Building : 10 years old (approx.)
3. No. of Bedrooms : 4BHK Villa
4. Parking for Occupants : Covered parking for one cars; Additional uncovered parking
outside the boundary wall for approx. two cars is available.
6. Garden, Lawn & Recreation : Front & rear side garden; rear side lawn
GENERAL CONDITION OF VILLA:
Age of these town houses is almost 10 years. Town houses and its facilities are reasonably good. As the
location of this properties are on main road with full vehicular traffic which creates lot of noise and dust.
Also recently we received number of complaints about water seepage through windows during rain.
During the condition survey I noticed there is no proper security system (CCTV & Door Access Control)
available in villa which is on main road.
Following are some few up-gradation works with estimated cost for your perusal.
1. Kitchen: Kitchen cabinet is made up of Aluminium cabinet which is acceptably good in condition.
For such villas central attraction is kitchen it could be enhance to the modular type kitchen which
definitely will add more value to the property.
2. Doors & Windows: Water seepage in villa through Aluminium windows is common complain,
additionally for this particular town houses noise & dust is other problem. To solve this issue, we
it is advisable to replace doors & windows with uPVC doors and Windows. This comes with 10
years warranty, 100% waterproof, termite proof, airtight, noise reducer, temp control and
opening with double orientation (means it can be open on X axis and Y axis).
3. Gate Automation: Gate automation for such villa will definitely be an added value.

..
Owner Name: Children of Mr. Hamed Said Salem Shihab, Ahmed, Sheikha
TH No. 09 & 10 (3bhk) Building, Bldg. No. 0193 & 0195 (G029 & G030); W. No.
Property Address:
4251; 25 Town Houses, Ghubrah

1 Internal Painting of town house with Silk 350
emulsion paint
2 New Modular type Kitchen Cabinet 2,000
3 New Windows with uPVC (100% - 3,500

waterproof, termite proof, Airtight,
soundproof including 10 years warranty)
4 Door Access Control /Video Door Phone 500
5 Gate Automation system 1,500
TOTAL (RO) 7,850 7,850

Cost for up-gradation of one town house
Total Cost of up-gradation works for 2 Town Houses RO. 15,700/-

Upgrading Properties Budget for 2016

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HAY AL RAHBAH TRADING & CONTRACTING L.L.C. .

3. Building Maintenance Budget 2016 03 03

b. Building No. 3793 (O022), 4-Villas (3bhk), Sohar 06 07

c. Villa 1787; Four bedroom villa, Shatti Al Qurum 08 09

d. Bldg. No. 1569 (D047) Four Flats building, Darsait. 10 11

e. Bldg. No. 2602 (D039) Four Flats building, Darsait. 12 13

f. Town House 9 & 10; Three bedroom town house, Ghubrah 14 15

Chairman Properties Page 4

The Condition Report aims to inform you about:

1. AHA, building No. 0499,w.no.2307,MSQ

Maintenance Classifi cati on & Defi niti ons:

1. Upkeep of Property (To be controlled by HAR)

*Subject to consultation with marketing department.

Chairman Properties Page 4

Building Maintenance Budget 2016

Chairman Properties Page 4

Owner Name Lt. Col. Said Salem Said Al Wahaibi

OUTLINE OF THE PROPERTY:

GENERAL CONDITION OF FLATS:

Chairman Properties Page 4

Owner Name Mr. Hamed Said Salem Al Wahaibi

Sr. Budgetary Up-keep Up- Property

6 Renovation of Bathroom with walk in 1,100

8 Split type ACs with Civil Works for 4 AC in 1,400

10 Telephone/Television Cables 100

11 O/H water tank with Bausher line 250

TOTAL (RO) 6,600 6,600

Total Cost of up-gradation works for 12 Flats RO. 79,200/-

Sr. Budgetary Up-keep Up- Property

3 Cost of Fire system and control panel 8,000

4 CCTV camera and Video Door Phone 4,000

5 Gypsum board False Ceiling in Common 2,000

Chairman Properties Page 4

Property Name &

OUTLINE OF THE PROPERTY:

GENERAL CONDITION OF INSIDE VILLAS:

GENERAL CONDITION OF OUTSIDE AREA OF VILLAS

Chairman Properties Page 4

Sr. Budgetary Up-keep Up- Property

4 Heat Detector, Fire Extinguishers & Fire 75

8 Gate Automation 400

Total Cost of up-gradation works for all 4 Villas RO.24,800/-

Chairman Properties Page 4

OUTLINE OF THE PROPERTY:

GENERAL CONDITION OF VILLA:

Chairman Properties Page 4

Sr. Budgetary Up-keep Up- Property

6 Renovation of Bathroom with walk in 1,200

8 Maid Room Bathroom 1,000

9 Laundry Room development 500

10 Garage Shed, Garage Shutter and Shutter 3,000

12 Re-waterproofing of Roof 1,500

Chairman Properties Page 4

Owner Name Mme. Najat Mussalam Al Kiyumi

Property Name &

OUTLINE OF THE PROPERTY:

GENERAL CONDITION OF FLATS:

GENERAL CONDITION OF COMMON AREAS

Chairman Properties Page 4

Owner Name Mme. Najat Mussalam Al Kiyumi

Sr. Budgetary Up-keep Up- Property

6 Renovation of Bathroom with walk in 2200

8 Split type ACs with Civil Works for 4 AC in 1400