The tragic fire at Wang Fuk Court in Tai Po has brought the minds of Hong Kong people together. Residents from all walks of life feel sorry for the families who were residents in this Home Ownership Scheme development of 1,984 flats and joined the effort to help. The fast response, the amount of donations, and the scale of voluntary help are unprecedented. As an eyewitness of this gigantic humanitarian act and community spirit, I am sure Hong Kong will have a wonderful tomorrow. Hong Kong people will learn many lessons from this tragedy, and pick up their spirits, to overcome any challenges in future.
First, all construction projects and renovation projects must have a safety officer who should ensure that: 1) the fire alarm system is working all the time; 2) the fire extinguishers are all in working order; and 3) hazardous materials are labeled as such and stored safely away from possible ignition sources. I am aware that Styrofoam is commonly used to protect windows against the impact of debris that may fall during renovation work, because that was exactly the material used in the renovation work in my own building not long ago. The subject of a possible fire hazard was never brought up because none of the owners had thought of the risk this material could bring. A safety officer, however, should be knowledgeable and would have sounded the alarm. It is strange, therefore, that this material has not been explicitly banned. According to Lee Kwong-sing, chairman of the Hong Kong Institute of Safety Practitioners, “There’s no law stipulating that flame-retardant materials must be used” and, “It is merely stated in the codes of practice by the Labour Department, so many people may not follow the requirements as it is not illegal.” (RTHK report)
My understanding is that residents generally do not like the use of Styrofoam to cover the windows as it blocks all light from outside. If there is concern that flat owners might ask for compensation should the work lead to damage, one possible way out is for the owners to contribute, say, HK$1,000 ($128) each to a “self-insurance fund” so that any damage resulting from the renovation work can be paid out from that fund. Any surplus after the renovation is finished will be refunded to owners or go to the incorporated owners’ account.
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Some residents of Wang Fuk Court have reported incidents of workers smoking. Unfortunately, it is not unusual for construction workers to take chances and to smoke, thus risking the lives of others. Again, it is not unusual that some workers illegally remove the putlogs and bracings that are essential to ensure the structural safety of scaffolding for whatever reasons. This culture of workers taking chances has already caused many disasters. We must strictly enforce the rules on construction and renovation sites.
The Hong Kong Special Administrative Region government is now working on a road map to replace bamboo scaffolding with steel scaffolding. Although this will be more costly, it is indeed the way forward. Especially for large projects, steel scaffolding should become mandatory as soon as possible. Smaller projects, particularly projects like installing an air conditioner, can transition to steel scaffolding later.
The fact that the fire alarm never sounded throughout the Wang Fuk Court tragedy clearly reflects gross negligence on the part of the incorporated owners, who bear responsibility to ensure that the fire alarm is always on and in working order. As well, there should be smoke detectors and an ample supply of fire extinguishers.
Resilience or fortitude comes from our respect for life and love of our fellow humans. Driven by love, we have eyes on the future and want to do what we can to secure a better future, for ourselves and for others. Resilience is stronger when we stand together, and when we are ready to help one another unconditionally. It is also stronger when we learn from our mistakes, and when we look forward to the future and accept what has happened. Accepting what has happened does not mean that we shouldn’t hold responsible those accountable.
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It is likely that some of the buildings may have to be demolished as the cost of repair and reinforcement may well be higher than the cost of rebuilding. However, difficulties arise because the buildings are now privately owned. Who is going to bear the cost of reconstruction? Should the new flats be given to the owners, gratis? One commentator mentioned the Urban Renewal Authority (URA). But the URA has its own financial problems. The difficulties are compounded by the fact that many owners are elderly and are not working.
My suggestion is that the rebuilt flats should be sold at a discount equal to the market value of the flat for owners who have already repaid the land premium, and, for those who have not repaid the land premium, the market value of the flat minus the owed land premium valued at market price. Those elderly who cannot afford to buy should be allowed to live in the flats until they die, meanwhile paying only the rates and management fees. For those who decide to buy, favorable financing terms will apply, financed by the profit from any sale of additional units from the redevelopment.
The author is an honorary research fellow at the Pan Sutong Shanghai-Hong Kong Economic Policy Research Institute, Lingnan University, and an adjunct professor at the Academy for Applied Policy Studies and Education Futures, the Education University of Hong Kong.
The views do not necessarily reflect those of China Daily.
