Safety Survey Report

Bangunan KTS, Kompleks Damai
90, Jalan Datuk Hj. Eusoff, Kuala Lumpur

Vacant building condition assessment — active dilapidation confirmed across all floors

Report Ref
KRM/SR/2603-011
Survey Date
13 March 2026
Surveyed By
Mr. Jeffry Anthony
Mr. Arthur Isaac Moses
Contact Persons
En. Shamsul Shaari
En. NoorKhairul Khairuddin
Prepared By
KTS Risk Management Sdn Bhd
Building
6-Storey + Basement · ~2,680 sq ft/floor
Critical Hazards
5
Fire alarm isolated · Hose reel dead · Exposed wiring risk · Ceiling collapses · Blocked egress
Structural Concerns
4
Chronic water ingress · Buckled flooring · Roof drainage failure · Basement flooding history
Recommendations
8
Structured remediation plan with 8 priority action items issued to management
📋
Distribution List
▼
#Name
1Dato (Dr.) Henry Lau
2Mr. Patrick Ting
3Pn. Norlia Busserah
4En. Shamsul Shaari
5En. Noorkhairul Khairuddin
6Mr. Wong Kee Choon
1
Introduction
▼

A safety survey was conducted at Bangunan KTS, Kompleks Damai on 13 March 2026, with En. Noorkhairul Khairuddin accompanying the visiting officer. The purpose of the inspection was to assist management in implementing risk control programmes aimed at mitigating potential losses.

A preliminary meeting with Pn. Norlia and En. Shamsul was held on 11 March 2026 to discuss the current status of the property prior to the site visit.

2
General Information
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LocationKompleks Damai, No. 90 Jalan Dato Hj Eusoff, Kuala Lumpur (city centre)
Nearest BOMBA StationApproximately 0.5 km away
BOMBA Response TimeEstimated 5 minutes during non-peak hours
Building TypeSix-storey commercial building with basement car park
Building AgeOver 20 years old
Floor Area (each)Approximately 2,680 square feet
ConstructionReinforced concrete; metal frames; glass windows; timber, gypsum board and concrete partitions
ElectricalTNB-compliant; all wiring in PVC conduits
Current OccupancyFully vacant — all floors unoccupied
4
External Exposures
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Adjacent LotsFlanked on both sides by third-party shop lots. Overall external exposure: Low.
FrontFaces main road; separation distance ~30 metres
RearNarrow back lane
Flood ExposureArea susceptible to flooding during heavy rainfall. Basement historically affected. Floodwalls installed as remedial measure.
5
Internal Exposures — Floor by Floor
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Ground Floor
Open Plan Spaces
High Risk
Open-plan areas with tiled concrete flooring. Timber partition panels and fixed woodwork from previous occupancy remain. Ceiling boards partially intact with sagging and discolouration evident. General cleanliness is poor — debris scattered across the floor. No functional artificial lighting, presenting an immediate safety concern for personnel entering.
No lighting Debris Sagging ceiling
1st Floor
Stripped Office Spaces
High Risk
Wide, open office spaces stripped of furnishings. Floor surfaces show signs of dampness. Suspended ceiling grid and board system in a state of partial collapse in certain areas. Window frames intact but heavily soiled. Wet floor surfaces combined with compromised ceiling structure presents a fall and falling-object hazard.
Damp flooring Partial ceiling collapse Falling objects
2nd Floor
Significantly Deteriorated
High Risk
Conditions notably worse than lower floors. Significant debris has accumulated including displaced ceiling material, broken fittings, and accumulated dust. False ceiling sections have collapsed, exposing structural slab and M&E services. Floor finishes lifting and buckling — serious trip hazard. Abandoned timber furniture remains. Exposed wiring or conduit runs cannot be ruled out.
Ceiling collapse Exposed M&E Trip hazard Possible live wiring
3rd Floor
Advanced Deterioration
High Risk
Stripped walls, peeling surface finishes, and scattered debris throughout. Sections of floor covering removed or failed, exposing substrate. Abandoned fixtures — counters and built-in cabinetry consistent with prior police station occupancy — remain throughout. Ceiling sagging and staining consistent with inadequate roof drainage or failed waterproofing membranes.
Exposed substrate Water staining Abandoned fixtures
4th Floor
Near Roof — High Moisture
High Risk
Comparably dilapidated state. Window louvres and frames show visible rust and corrosion; glass panels cracked or compromised. Floor surfaces dusty and strewn with debris. Ceiling partially open with services exposed. Proximity to roof level means this floor is most susceptible to moisture-related damage across the entire building.
Corroded frames Cracked glazing Exposed services Moisture ingress
Roof Garden
Structural & Fire Risk
Critical
Significant concern from both structural and fire risk perspectives. Large open spaces with minimal enclosure. Debris and displaced materials littering the area. Absence of adequate parapet protection combined with loose materials at height constitutes a serious public liability and OSH risk. Blocked or failed drainage outlets are the likely root cause of water damage evidenced across all lower floors.
No parapet protection Drainage failure Loose materials at height OSH liability
Basement
Car Park — Flood History
Monitor
Historically severely affected by floodwaters. Floodwalls constructed as remedial measure. Standing water in lift lobby has been pumped out. Underlying cause of basement flooding requires investigation. Floodwall integrity, drainage channels, and sump pump provisions need inspection before renovation mobilisation.
Flood history Pumped out Inspect floodwalls
⚠ Overall Assessment — Active Dilapidation
The building in its present state exhibits a concentration of hazards including: chronic water ingress and resultant structural dampness across all floors; partial ceiling collapses and falling debris risk; severely compromised floor surfaces; degraded electrical installations; abandoned fixtures; and accumulated combustible waste representing an elevated fire load. Any reinstatement or occupancy would necessitate a comprehensive structural, M&E, and fire safety assessment prior to reoccupation.
6
Fire Protection System
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Present
🚒 Public Fire Hydrants
Strategically positioned along surrounding streets. One unit near the building in the vicinity of the medical centre. BOMBA ~0.5 km away; estimated 5-minute response (non-peak).
Expired — Action Required
🧯 Portable Fire Extinguishers
Distributed across all floors. BOMBA certification valid until September 2024 — now expired. Previously maintained by Career Excellent. Require immediate recertification.
Not Functioning
🚿 Fire Hose Reel System
6 units across all floors. Supported by two booster pumps (1 electric, 1 diesel). Previously maintained by NICROSS Engineering under Career Excellent. Maintenance discontinued — system wholly non-functional.
Isolated — Inoperative
🔔 Fire Alarm System
Two break-glass call points and alarm bells per floor including basement. Entire system has been isolated and is wholly inoperative due to lack of manpower. Maintenance discontinued. Immediate reinstatement required.
Fire Safety Status: CRITICAL. Both active suppression (hose reels) and detection (alarm) systems are non-operational. This constitutes a breach of minimum legal requirements under the Fire Services Act 1988. Immediate reinstatement is required independent of renovation timelines.
7
Security
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Security PersonnelNone assigned
CCTVNone installed
Alarm SystemNone in place
Front AccessFoldable metal grilles, glass doors, padlocks on door handles
Rear AccessRoller shutter + foldable grille. Shutter base shows warping and flood damage — requires repair.
Street LightingAdequate at night
Police PatrolsRegular patrols reported in the area
Air ConditioningAll units removed to prevent theft. Mounting brackets remain on facade.
VulnerabilityRear roller shutter damage presents an evident and unaddressed access point.
8
Housekeeping
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Housekeeping, cleanliness, and internal arrangement are assessed as poor to very poor, consistent with a premises vacated abruptly and left unmanaged for an estimated two to three years, with no evidence of any maintenance, cleaning, or custodial oversight since the previous tenant's departure.

Debris — including dislodged ceiling tiles, broken fittings, displaced floor coverings, and accumulated detritus — has been allowed to accumulate freely throughout all floors. This elevates the fire load and introduces unnecessary combustible material throughout the building.

All internal surfaces are coated in dust, grime, and water stains. Mould or biological growth cannot be ruled out given chronic dampness across multiple floors. Remnant cabinetry and counters from the previous police station occupancy are deteriorated.

Egress routes and corridors are obstructed in places by fallen ceiling material and residual fittings, presenting a direct conflict with fire escape and emergency evacuation.

9
Recommendations
▼
26.03.01
Immediate Hazard Containment & Access Restriction
Access to upper floors should be restricted immediately pending a formal structural and safety assessment. Collapsed ceilings, buckled flooring, exposed services, and debris accumulation present an unacceptable risk of injury. Physical barriers or signage must be installed at all stairwell and floor entry points to prevent unauthorised access.
Immediate Action
26.03.02
Structural & Building Condition Assessment
A qualified structural engineer and certified building inspector should be commissioned to conduct a thorough assessment. Critical given the extent of ceiling collapse, floor finish failure, and chronic water ingress observed across multiple floors. Findings will inform the scope and priority of planned renovation works.
Immediate Action
26.03.03
Roof & Waterproofing Remediation
Root cause of building-wide water damage is strongly attributed to failed waterproofing and inadequate roof drainage at uppermost level. Immediate remedial works to the roof membrane and drainage outlets must be prioritised regardless of the broader renovation timeline, to prevent further deterioration to fabric and structural elements below.
Immediate Action
26.03.04
Fire Safety Reinstatement
The fire alarm system — isolated and wholly inoperative — must be reinstated as a matter of urgency. The hose reel system and booster pumps must be recommissioned and subjected to a full serviceability inspection. These are minimum legal requirements under the Fire Services Act and cannot be deferred pending renovation. Extinguisher certifications are also expired and require immediate renewal.
Immediate Action
26.03.05
Electrical Safety Inspection
Given the extent of structural distress and likelihood of exposed or damaged wiring, a licensed electrical engineer must carry out a full inspection of all electrical installations prior to any re-entry or renovation works. Any circuits that cannot be verified as safe must be isolated at the distribution board.
Immediate Action
26.03.06
Security Reinforcement
In its current vacant and deteriorated state, the building is vulnerable to unauthorised entry, vandalism, and theft of residual fittings. Management should consider engaging a security service provider for periodic checks. The damaged roller shutter at the rear entrance must be repaired promptly to close an evident access vulnerability.
Advisory
26.03.07
Basement Water Damage Follow-Up
Whilst standing water in the lift lobby has been pumped out, the underlying cause of basement flooding must be investigated and addressed. Floodwall integrity, drainage channels, and sump pump provisions should be inspected to ensure the basement does not experience recurring inundation, particularly ahead of any renovation mobilisation.
Advisory
26.03.08
Renovation Planning & Phased Prioritisation
When renovation works are confirmed, management must ensure a structured, phased approach is adopted. Life safety systems — fire protection, structural repairs, electrical reinstatement, and waterproofing — must be addressed before any cosmetic or fitout works commence.
Planning
11
Site Plan Overview
▼
Water Tank / Rooftop Fire Pump
4th Floor — Vacant
3rd Floor — Vacant
2nd Floor — Vacant
1st Floor — Vacant
Ground Floor — Vacant
Basement — Car Park (Flood History)

Front faces Jalan Datuk Hj. Eusoff · Rear: back lane access

Stakeholder Response

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Crown Square Kuching · Company No. 290610-D
Ref: KRM/SR/2603-011
Surveyed: 13 March 2026 · Prepared by: Jeffry Anthony
Noted by: Wong Kee Huong