SERVICY
Property Intelligence
Sharjah Media City, UAE
info@servicy.ae
+971 6 XXX XXXX
Phase 1 — Asset Health Report
Snagging Inspection Report
Al Noor Residences | Al Nahda, Sharjah
Reference
SVC-SNG-2025-00412
Inspection Date
25 January 2025
Report Date
28 January 2025
Inspector
Eng. Ahmed Farooq
Client
Al Manara Real Estate LLC
Contact
Mr. Khalid Al Hashimi
Property Type
Residential Building (G+5)
Total Units
24
1. Executive Summary
Al Noor Residences is a 2017-built residential building in generally acceptable structural condition but with significant MEP and compliance deficiencies that require immediate attention. The overall Asset Health Score of 6.2/10 reflects strong structural integrity offset by aging HVAC systems, overdue fire safety servicing, and regulatory compliance gaps. Two critical findings — the missing RCD protection and underperforming chiller — pose immediate safety and financial risks. We recommend prioritizing all Critical and Major findings within 90 days, with an estimated remediation budget of AED 80,200 – 121,100. Addressing these issues will reduce estimated annual cost leakage of AED 67,000+ from energy waste, water loss, and premature equipment failure.
2. Asset Health Score
6.2
/10
Structure & Envelope
7.5
GoodMEP Systems
5.8
Needs AttentionHVAC / AC
5.2
Needs AttentionFire & Life Safety
6.8
FairCommon Areas
7
GoodRegulatory Compliance
4.9
PoorScoring Methodology: Each category is scored 1-10 based on visual inspection, equipment testing, documentation review, and regulatory compliance checks. Scores below 5.0 indicate immediate remediation required. Scores 5.0-6.9 indicate attention needed within 90 days. Scores 7.0+ indicate satisfactory condition.
3. Findings Summary
2
Critical
7
Major
3
Minor
12
Total
4. Detailed Findings
AC condensate drain leaking in units 3B, 4A, 5C
Observation
Condensate drain pipes disconnected or cracked at ceiling cassette units. Water staining on ceiling panels and risk of mould growth. Affects 3 of 24 units.
Recommendation
Replace condensate drain pipes and reconnect to main drainage. Install drip trays as secondary containment. Inspect all remaining units.
Est. Cost:
AED 4,500 – 7,200
DB boards missing RCD protection in common areas
Observation
Main distribution boards on floors G, 2, and 4 do not have residual current devices (RCDs) installed. This is a life-safety hazard and violates SEWA/DEWA electrical codes.
Recommendation
Install 30mA RCDs on all common area circuits immediately. Engage licensed electrical contractor. Obtain compliance certificate from SEWA.
Est. Cost:
AED 12,000 – 18,000
Hot water recirculation pump failure
Observation
Central hot water recirculation pump on rooftop is non-functional. Tenants in upper floors report 3-5 minute wait for hot water, leading to excessive water waste estimated at 15,000L/month.
Recommendation
Replace recirculation pump (Grundfos UP 25-64 or equivalent). Check and descale hot water storage tanks. Install timer for off-peak operation.
Est. Cost:
AED 3,800 – 5,500
Emergency exit signage faded/non-illuminated on floors 3-5
Observation
Self-luminescent exit signs on 3rd, 4th, and 5th floors are either faded beyond legibility or battery-operated units have failed. Does not meet Civil Defence evacuation standards.
Recommendation
Replace all emergency exit signs on affected floors with LED-illuminated units. Test emergency lighting circuit monthly. Update fire safety log.
Est. Cost:
AED 2,200 – 3,600
Hairline cracks in parking soffit slab
Observation
Non-structural hairline cracks observed in basement parking soffit near column P3-P7. No reinforcement corrosion visible. Likely thermal/shrinkage cracking.
Recommendation
Monitor crack widths with markers over 6-month period. Apply epoxy injection if cracks widen beyond 0.3mm. No immediate structural concern.
Est. Cost:
AED 800 – 1,500
Elevator machine room ventilation inadequate
Observation
Machine room temperature recorded at 48°C during inspection (ambient 32°C). Exhaust fan non-operational. Excessive heat shortens elevator motor and controller lifespan.
Recommendation
Repair or replace exhaust fan. Install temperature monitoring with alarm. Consider split AC unit for machine room. Check elevator maintenance contract for heat-related warranty implications.
Est. Cost:
AED 6,000 – 9,500
External paint peeling on south-facing facade
Observation
Paint peeling and chalking on 40% of south-facing external wall surface. Substrate appears sound with no waterproofing failure. Cosmetic issue but affects property value perception.
Recommendation
Pressure wash south facade. Apply acrylic primer and 2-coat exterior paint (UV-resistant grade). Include in next building maintenance cycle.
Est. Cost:
AED 15,000 – 22,000
Lobby floor tiles cracked at entrance
Observation
3 porcelain floor tiles at main entrance are cracked, likely from heavy foot traffic and insufficient expansion joints. Trip hazard for residents.
Recommendation
Remove and replace cracked tiles with matching porcelain. Install flexible sealant in expansion joints. Consider stone threshold strip at entrance.
Est. Cost:
AED 1,200 – 2,000
Chiller performance 22% below rated capacity
Observation
Central chiller unit (Carrier 30RB-200, installed 2017) operating at 78% efficiency. Refrigerant charge low by 4kg. Condenser coils heavily fouled. Direct impact on tenant comfort and electricity consumption.
Recommendation
Immediate chiller service: recharge refrigerant, chemical-clean condenser coils, replace oil filter. Schedule comprehensive overhaul within 60 days. Estimated energy waste: AED 2,800/month.
Est. Cost:
AED 8,500 – 14,000
Water tank not cleaned/tested in 18+ months
Observation
Rooftop water storage tank (20,000L) shows no record of cleaning or water quality testing since June 2023. Sediment visible at inspection hatch. Potential health risk.
Recommendation
Immediate tank cleaning by approved contractor. Submit water sample to municipality-accredited lab. Install UV disinfection unit. Establish quarterly cleaning schedule per Sharjah Municipality regulations.
Est. Cost:
AED 3,000 – 5,000
Parking area lighting below minimum lux levels
Observation
Light meter readings in basement parking averaged 35 lux (minimum standard: 75 lux). Several T8 fluorescent tubes failed. Poor visibility increases accident risk.
Recommendation
Replace all parking T8 fluorescent fixtures with LED panels (4000K, 40W). Expected lux improvement to 120+ lux. Annual energy savings estimated at AED 3,600.
Est. Cost:
AED 4,800 – 7,000
Fire extinguisher servicing overdue
Observation
8 of 18 fire extinguishers have expired service tags (last serviced March 2023). 2 extinguishers in parking area have low pressure gauge readings. Non-compliant with Civil Defence requirements.
Recommendation
Service all 18 fire extinguishers immediately through approved contractor. Replace 2 defective units. Establish annual servicing contract with Civil Defence-approved vendor. Update fire safety register.
Est. Cost:
AED 2,400 – 3,800
5. Annual Cost Leakage Analysis
The following ongoing cost leakages were identified during inspection. These represent annual losses that can be eliminated or reduced through the recommended remediation works.
| Leakage Source | Annual Cost (AED) |
|---|---|
| Chiller inefficiency (22% energy waste) | 33,600 |
| Hot water recirculation failure (water waste) | 8,400 |
| Parking lighting (excess energy from T8 tubes) | 3,600 |
| Premature elevator motor wear (heat stress) | 12,000 |
| Deferred maintenance penalties (Civil Defence) | 10,000 |
| Total Annual Leakage | 67,600 |
6. Remediation Budget Summary
| Priority | Findings | Cost Range (AED) | Timeline |
|---|---|---|---|
| CRITICAL Immediate Action | 2 | 20,500 – 32,000 | Within 14 days |
| MAJOR High Priority | 7 | 37,900 – 56,600 | Within 90 days |
| MINOR Planned Maintenance | 3 | 21,800 – 32,500 | Within 6 months |
| Total Remediation Budget | 12 | 80,200 – 121,100 |
7. Recommended Next Steps
Address Critical findings (F-002, F-009) within 14 days — safety and regulatory compliance risk
Engage approved contractors for Major findings within 30 days — obtain 3 competitive quotes per category
Schedule follow-up inspection within 90 days to verify Critical and Major remediation
Consider Servicy Phase 2 — Renovation Advisory for CAPEX optimization and ROI modeling of the full remediation scope
Enroll in Parago for ongoing asset performance monitoring, maintenance scheduling, and cost tracking
Disclaimer & Limitations
This report is based on visual inspection and non-invasive testing methods conducted on 25 January 2025. Concealed elements, inaccessible areas, and systems not operational at the time of inspection are excluded from this assessment. Cost estimates are indicative and based on current UAE market rates — actual contractor quotations may vary. This report does not constitute a structural engineering certification or warranty. Servicy recommends engaging specialist engineers for any structural, fire safety, or electrical certification requirements.
Inspected & Prepared By
Eng. Ahmed Farooq
UAE SCAD Certified Inspector | Lic. #SC-4821
28 January 2025
Reviewed & Approved By
Eng. Sarah Mahmoud
Head of Technical Services, Servicy
28 January 2025
Servicy
Property Intelligence & Asset Optimization
This document is confidential and intended for the named recipient only.
SVC-SNG-2025-00412 | Page 1 of 1