Lung Fung House — Full Renovation of a 1972 Low-Rise Building in Tai Wai
Thirteen homes, three storeys and more than five decades of service. In a building this small, infrastructure, common pipes, access and neighbour coordination matter as much as the design inside the flat.
See the infrastructure priorities, common-parts responsibilities, or request a quotation.
Interior design project by D-8 Limited at Lung Fung House, Hong Kong.
D-8 Limited is an integrated design firm on interior design. It emphasizes on details in its design philosophy, which could be reflected on both the user experience and form of its works. As an evolving design studio, it offers animation visualization as an advanced presentation tool for their client to easily understand the design and outcome in a more comprehensive way.
A 1972 low-rise building requires a different kind of confidence from a new development. The design can be resolved on paper, but the real project begins when original wiring, drainage, plaster and concrete are exposed. Detailed documentation matters because every concealed condition must be photographed, measured and assigned to either the private unit or the common building before responsibility and price are discussed.
About Lung Fung House, Tai Wai
Lung Fung House is at 15-17 Chik Fu Street in Tai Wai, within the Sha Tin District of the New Territories. The occupation permit is dated 26 July 1972.
Building facts
- One low-rise residential block
- Approximately three storeys
- Only 13 residential units
- Occupation permit dated 26 July 1972
- Recorded saleable areas approximately 330 to 574 square feet
- Approximately four to five minutes' walk from Tai Wai MTR station
- Primary One Admission school net 88
- Secondary allocation in Sha Tin District
Do not confuse it with other Lung Fung buildings
Hong Kong has several similarly named properties. This project refers to Lung Fung House at Chik Fu Street in Tai Wai, not Lung Fung Mansion at Lung Kong Road in Kowloon City, Lung Fung Building in Sham Shui Po, or Lung Fung House in Lower Wong Tai Sin Estate.
Why thirteen units changes everything
A 13-unit block may not have the staffing, loading facilities or formal booking systems of a large estate. Common arrangements may be handled by an owners' corporation, a manager or directly between owners. The project therefore depends on early communication: working hours, staircase or lift protection, deliveries, refuse removal, common-pipe access and temporary service interruptions must be agreed before work starts.
A Three-Storey Building and the Inspection-Scheme Exemption
Mandatory Building Inspection Scheme
The Mandatory Building Inspection Scheme generally applies to private buildings aged 30 years or above, but domestic buildings not exceeding three storeys are excluded. Since public property data describe Lung Fung House as a three-storey residential building, it may fall within that exclusion.
The actual position should still be confirmed from the building's approved use, storey count and any statutory notices. A ground-floor shop, non-domestic use, an additional storey or other circumstances may affect the analysis.
Mandatory Window Inspection Scheme
The Mandatory Window Inspection Scheme similarly excludes domestic buildings not exceeding three storeys. This does not mean windows can be ignored. A 1972 window system requires active inspection of frames, hinges, handles, fixings, sealant and drainage, whether or not a statutory notice applies.
Exemption is not an exemption from maintenance
The absence of a statutory inspection notice does not confirm that a building is safe or well maintained. Owners remain responsible for maintaining common areas, drainage, external walls, windows and structural elements.
Minor works remain regulated
Alteration or repair work falling under the Minor Works Control System still requires the correct registered contractor and statutory route. Repair of structural elements such as beams, slabs, columns and load-bearing walls is regulated work. D-8 Limited is a Registered Minor Works Contractor Class II.
Detailed guidance is available on our spalling-repair statutory section and Design & Build compliance guide.
What a 1972 Flat Needs Before New Finishes
Unless reliable records prove otherwise, a flat of this age should be surveyed on the assumption that its hidden services may be original, partially replaced or altered without complete documentation.
Electrical wiring and distribution board
A 1972 installation was designed before modern air conditioning loads, induction cooking, electric water heating, dehumidifiers, computers and extensive charging. Review the incoming supply, circuit count, cable condition, earthing, residual current protection and distribution board before deciding where sockets should go.
Plumbing and concealed drainage
Check supply pipes, kitchen and bathroom wastes, floor traps, air-conditioning drains and the connection to the common stack. Corrosion, internal restriction, poorly repaired joints and inadequate falls can all cause leaks or slow drainage.
Bathroom and kitchen waterproofing
Where wet areas are opened, complete waterproofing renewal should be expected. Flood test the finished membrane before tiling and retain the record.
Floor level and wall alignment
Floors may fall across a room and walls may not be plumb. Correct major irregularities before flooring, and use adjustable feet, scribed fillers and designed shadow gaps in joinery rather than forcing a square cabinet against a non-square room.
Windows
Inspect frame operation, hardware corrosion, perimeter sealant and the wall below each window. If repair or replacement is required, complete it before cabinets are fixed against the adjoining wall.
Concrete spalling
Rust-coloured staining, straight cracks along reinforcement, hollow sounds and lifting concrete may indicate spalling. Repair it before ceilings and cabinetry conceal the affected structure. The full method is on our Spalling Repairing Works page.
Private Unit or Common Building Problem?
The most difficult part of an older-building renovation is often not the repair method but determining who owns the defect and who pays for it.
Private-unit items
Internal finishes, private sanitary fittings, private electrical circuits, non-structural partitions and pipes serving only one flat normally sit within the individual owner's scope, subject to the deed of mutual covenant.
Common items
Structural elements, external walls, the common stair, roof, main drainage stacks, common water services and other shared installations may belong to the owners collectively. The precise division must be checked against the deed of mutual covenant and the actual source of the defect.
A ceiling leak may not belong to the ceiling owner
Water may originate from the flat above, a common drainage stack, an external wall, roof or service duct. The stain location does not automatically identify the responsible party.
Evidence before discussion
- Photograph the area before opening it
- Record moisture and staining patterns
- Test private fixtures and drainage
- Inspect accessible common-pipe connections
- Photograph the condition after opening up
- Issue a written description of the probable source and scope
Why D-8 documents first
A documented source allows the owner to approach the neighbour, owners' corporation, manager or insurer with evidence. Repairing first and discussing responsibility afterwards removes the evidence and weakens everyone’s position.
In a 13-Unit Building, Neighbours Are Part of the Programme
Agree working hours before demolition
Where there is no large management team, agree noisy-work periods, delivery dates, common-area protection, temporary water interruption and refuse removal with the owners' corporation, manager or affected residents.
Protect the complete common route
Protect the entrance, staircase or lift where present, landings, handrails and neighbouring door frames before materials move. The common route is also the escape route and cannot become a storage area.
Notify water interruptions
Work on a shared supply or drainage stack may affect several units. Give notice, limit the interruption period and test the common connection before closing the wall.
Remove debris daily
A small lobby and staircase cannot absorb demolition waste. Packaging and debris should leave on the same day instead of accumulating in common circulation.
Goodwill has programme value
Residents who know the schedule are more likely to cooperate with access and temporary inconvenience. Residents surprised by noise or blocked stairs are more likely to stop the work. Communication therefore has a measurable time value.
Survey the Route Before Fabricating Furniture
A low-rise building may or may not have a lift suitable for construction deliveries. The route must be surveyed rather than assumed.
Measure every restriction
- Street loading position
- Building entrance width and height
- Lift-car dimensions and load capacity, where a lift is available
- Staircase clear width
- Landing turn radius
- Headroom under the flight above
- Flat entrance opening
- Internal corridor and room-door dimensions
Knock-down joinery
If the route cannot accept a completed cabinet, the furniture should be designed as knock-down modules from the beginning. Panel thickness, back-panel rigidity, connectors and wall fixing are selected for assembly inside the flat.
Do not fabricate first and measure access later
A completed wardrobe that cannot turn the landing has no value. The detailed access-first and modular-furniture method is on our Lung Fung House furniture case study.
Consolidated deliveries
Group materials into fewer, fuller deliveries and carry spare hardware and touch-up materials with the load. Every additional delivery reopens protection, handling and neighbour disruption.
Layout Strategy From 330 to 574 sq ft
Approximately 330 square feet
One coherent full-height storage wall, an entrance cabinet, a clear bed strategy and one multifunction work and dining surface. Avoid distributing shallow cabinets around the room; they consume circulation while creating little usable volume.
Approximately 400 to 480 square feet
A compact one or two bedroom layout can support a primary wardrobe, flexible secondary room and a proper kitchen if storage is consolidated. Sliding doors can recover floor area where privacy and acoustics remain acceptable.
Approximately 574 square feet
The larger recorded units can support two bedrooms with better separation, a full living-room storage wall and a utility cupboard. The second room should still retain flexibility between study, guest and bedroom use.
Entrance
Provide ventilated shoe storage and a hip-height drop shelf without narrowing the main route. In a low-rise building, outdoor dust and damp footwear make ventilation more important.
Kitchen
Use full-extension drawers, a tall appliance or pantry unit and under-cabinet task lighting. Confirm water, drainage and electrical provision before cabinet fabrication.
Bathroom
Renew waterproofing when opened, confirm drainage falls and extraction, and use a moisture-rated vanity and mirror cabinet to add storage without consuming floor area.
Storage audit
Measure hanging length, folded stacks, shoes, luggage and household utilities before drawing cabinets. See our storage-capacity method.
Older Low-Rise Renovation Timeline
Design and survey
Allow two to four weeks for measurement, condition survey, investigation of private and common services, layout options, materials, drawings and itemized quotation.
Construction
A substantial full renovation commonly takes eight to fourteen weeks, with extra time where structural repair, common drainage, window work, drying or access-constrained delivery is involved.
Typical sequence
- Common-area protection, temporary services and demolition
- Structural and spalling repair where required
- External leakage, window and common-drainage coordination
- Internal rewiring, water and drainage first fix
- Waterproofing, flood testing, plastering and tiling
- Floor levelling, ceiling and lighting
- Final joinery measurement and workshop fabrication
- Joinery installation, painting and fixtures
- Testing, certification, snagging, cleaning and handover
What extends the programme
- Spalling repair and curing
- Common-stack drainage responsibility requiring agreement
- Window replacement before adjoining cabinetry
- Long drying time after persistent leakage
- Limited lift or staircase access
- Temporary water interruption coordinated with neighbours
The full trade sequence is available on our Design & Build service page.
Budget Priorities in a 1972 Building
Recommended priority order
- Structural and concrete-spalling repair
- External leakage and common-drainage defects
- Full electrical rewiring and distribution-board replacement
- Internal water supply, drainage and waterproofing
- Windows and floor levelling
- Kitchen and bathroom
- Primary storage and entrance joinery
- Secondary joinery and decorative finishes
Older-building quotation lines
- Electrical inspection, rewiring and WR1 certification
- Drainage inspection and common-stack connection
- Concrete tapping survey and spalling repair
- Window and external-wall leakage work
- Waterproofing and flood testing
- Floor levelling and plaster repair
- Common-area protection and access handling
- Knock-down joinery and on-site assembly
- Clearly marked provisional sums for concealed conditions
Why a contingency is necessary
Pipe condition, plaster adhesion, concealed damp and the extent of delaminated concrete cannot always be confirmed before demolition. A quotation should identify provisional items and state the unit rates that apply.
Use our itemized quotation checklist and quotation warning signs.
Testing, Certificates and Handover
Electrical certification
After repair, alteration or addition to a fixed electrical installation and before it is energised, the installation should be inspected, tested and certified by a Registered Electrical Worker on Form WR1 or WR1(A), with endorsement by the Registered Electrical Contractor.
Water and drainage tests
Run all relevant fixtures under simultaneous demand, inspect every accessible connection and confirm drainage without leakage, pooling or gurgling.
Waterproofing
Retain flood-test records and photographs taken before tiling. A typical flood test holds water for approximately 24 to 48 hours.
Minor works documents
Where Class II minor works apply, retain Form MW03 as the notice of commencement and Form MW04 as the certificate of completion, together with prescribed photographs and documents.
Handover pack
- As-built drawings
- Finishes and hardware schedule
- Electrical completion certificate
- Waterproofing and drainage test records
- Minor works documents where applicable
- Photographs of concealed pipes and cables
- Appliance manuals and warranties
- Spare paint, tiles and hardware
- Defects warranty terms
The detailed room-by-room inspection method is on our renovation snagging and handover case study.
Lung Fung House Renovation FAQ
Send Photos of the Flat and the Route Leading to It
For a low-rise older building, access and common services are part of the quotation. Free site visit, full condition survey and written itemized quotation.
Call 9135 3998 or email enquiry@designd8.com.
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