AGEING BUILDINGS: A SILENT HEALTH AND SAFETY THREAT

KUALA LUMPUR, March 28 (Bernama) -- The need for regular maintenance of ageing buildings, particularly those between 20 and 50 years old, is becoming increasingly urgent and warrants serious attention, as they may pose risks to occupants’ health and safety, further exacerbated by environmental factors.

With the average lifespan of high-rise apartments or office buildings estimated at 50 to 60 years, many buildings no longer meet current codes as they age, including in terms of energy efficiency, safety standards and overall well-being.

Building experts stress the critical need for periodic maintenance, especially given that two-thirds of existing buildings in Malaysia are estimated to remain in use until 2050, as discussed in previous forums on building sustainability challenges.

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However, the culture of maintenance among Malaysians remains low, raising concerns over the safety and health of occupants, including the risk of Sick Building Syndrome (SBS), said Assoc Prof Dr Mohammad Ashraf Abdul Rahman.

The Universiti Tun Hussein Onn Malaysia (UTHM) building survey expert said houses or flats built 20 to over 50 years ago used materials that are no longer suitable and may pose health risks.

“Building materials such as asbestos, paint and lead pipes, as well as the presence of mould and ageing wiring, are among the main threats in older buildings that are not regularly maintained, posing risks to occupants.

“Therefore, replacing old building materials with safer and more suitable alternatives is an urgent necessity, not only for safety but also for the long-term health of occupants,” he told Bernama.

He said asbestos was widely used in past construction, including in roofs, walls, insulation and ceilings, and that its health risks increase when the material is damaged, cracked or disturbed during renovations.

“Asbestos ceilings were widely used in the past due to their low cost, but they contain microscopic fibres that can be released into the air. When inhaled, they can cause serious illnesses such as asbestosis and lung cancer.

“In addition, excessive moisture in older homes caused by roof leaks or poorly maintained pipes can lead to the growth of black mould. It releases spores that can trigger allergies, asthma attacks, respiratory disorders and acute illnesses, especially among children and the elderly,” he said.

Meanwhile, Prof Dr Rosnah Ismail said the issue is referred to as SBS, which can affect both the physical and mental health of occupants.

She said a building is considered ‘sick’ when 20 per cent or more of its occupants complain of symptoms such as headaches, fatigue, eye irritation and itchy skin.

“These symptoms usually subside when they leave the building. Among the causes of SBS are older building designs that allow external pollutants such as vehicle emissions and industrial dust to enter indoor spaces.

“Children and the elderly are the most at-risk groups, as children’s respiratory systems are not yet fully developed, while the elderly often suffer from chronic illnesses such as asthma, chronic obstructive pulmonary disease (COPD) and heart conditions,” she said.

The Universiti Kebangsaan Malaysia public health medicine lecturer said the situation worsens when occupants are exposed to polluted environments for prolonged periods.

She added that a safe home should have proper ventilation, including sufficient windows in every space and adequate floor area.

Jiwa Damai clinical psychologist Dr Faridah Hamimi said an unhealthy living environment can also trigger chronic emotional stress and mental instability among occupants.

“Homes with leaks or wall cracks can create a sense of insecurity and increase anxiety. A lack of natural light disrupts circadian rhythms, affects sleep and causes fatigue, which may lead to long-term depression,” she said.

Meanwhile, lawyer Muhammad Akram Abdul Aziz said building maintenance issues are not merely technical but also involve the legal responsibilities of stakeholders.

“Many joint management bodies (JMB) and management corporations (MC) of low-cost flats face maintenance fee arrears, making repair works difficult. There are legal provisions under the Strata Management Act 2013 against defaulting owners, but enforcement also requires costs for legal action,” he said.

As such, some JMBs and MCs are exploring alternative income sources beyond maintenance fees and government incentives, including renting out rooftop gardens, creating co-working spaces and advertising spaces to generate sustainable income.

While such approaches are seen as viable, they should not be considered a holistic solution, as there remains an urgent need for broader measures to tackle the upkeep of ageing buildings to ensure sustainability and the well-being of occupants.

-- BERNAMA