I.

GENERAL CRITERIA
The purpose of this The Grove Design Criteria is to allow and encourage Unit Owners to make
the best use of their The Grove Unit. It is intended that the design and construction of each Unit
Owners Premises express the individuality and character of the Unit Owner, maintaining the
overall architecture and character of the building and The Grove as a whole.
Unit Owners are also encouraged to do a Uniquely Rockwell design where it makes an
architectural statement while providing a relaxed and cozy home.
Unit Owners are required, for the mutual benefit of all Unit Owners, to comply with The Grove
Design Criteria. It is essential that prior to the detail design process commencing, the Unit
Owner and his consultants review The Grove Design Criteria, Local Building and Fire Code
requirements, along with the Construction Guidelines which may place certain restrictions on
the design and construction contemplated by the Unit Owner. Review and appraisal of Unit
Owners design will be made through the Rockwell Land The Grove Design/Engineering Group
and, in addition, any interpretations required of The Grove Design Criteria will be made solely by
Rockwell Land Corporation.
The Grove Design Criteria is to be read in conjunction with the Base Building Design Criteria
and General Construction Guidelines and with all scheduled attachments.
Should there be any difference between this Design Criteria and the details defined in the
Construction Guidelines, the Construction Guidelines shall prevail. Should there be any
differences in this Design Criteria from the base building drawings; the base building drawings
will take precedence.
Should there be any difference between this Design Criteria, Construction Guidelines and
Master Deed, the latter shall prevail.

IMPORTANT NOTES:

Rockwell Land Corporation reserves the right to approve or disapprove Unit Owner proposed
design / submission, as it may deem necessary or appropriate.
Rockwell Land Corporation reserves the right to modify or amend this Unit Owner Design
Criteria. Said modifications or amendments shall be posted in a conspicuous place in The
Grove Condominium for everyone to read.

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Drawing approval is for compliance The Grove Design Criteria, parameters and guidelines only.
Compliance with structural integrity and applicable laws, codes, rules regulations, and
ordinances, remains the sole responsibility of the Unit Owner.

II. UNIT OWNER FIT-OUT CONSTRUCTION REQUIREMENTS

Prior to being allowed to start construction, the Unit Owner shall provide complete working
drawings and specifications for the interior fit-out works for Rockwell Land Corporations written
approval. In order to receive Rockwell Land Corporations written approval, the Unit Owner is
obliged to engage the services of a professional designer and/or architect to prepare the design.
In such case, the Unit Owner may appoint his/her representative to liaise with Rockwell Land
Corporation for the approval process of the plans.
All drawings shall conform to the standards and formats specified hereinafter or required and
shall be forwarded to:

ROCKWELL LAND CORPORATION

The Grove DESIGN / ENGINEERING GROUP
The Grove Construction Management Team Office,
2nd floor, Tower A
C5, Pasig City
Tel no: 584 1525

Drawings must be submitted in two phases:

PRELIMINARY PHASE - Consisting of Schematic plans, elevations, perspectives (optional) and
sketches sufficient to describe the concept as further defined herein (Should be submitted in A3
paper.) and detailed scope of works.
After the review/approval of Preliminary Phase,
FINAL SUBMISSION Full working drawings, specifications, materials list etc. as further
defined herein. Any changes made after approval of Rockwell Land Corporation must be resubmitted for further approval, before any fitting-out can commence. Approval of the drawings,
specifications, plans and materials by Rockwell Land Corporation does not in any way imply that
said drawings, specifications, plans and materials are acceptable to government authorities.
Drawings will be of uniform size at least 20 x 30 and to a scale of not less than that set forth in
the submission requirements. Drawings shall have a title block at the bottom right hand corner.

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ALL DRAWINGS MUST INDICATE THE GROVE UNIT NUMBER IN THE TITLE BLOCK.

III. PRELIMINARY (SCHEMATIC) SUBMISSION

The purpose of this phase is to acquaint the Rockwell Land Corporation with the Unit Owners
intentions and to identify and correct any criteria problems and to discuss possible solutions as
soon as possible, before final drawings commence. Preliminary schematic drawings shall
include the following information as a minimum (additional information is encouraged):
1. Key Plan showing the location of the Unit within the building.
2. Preliminary floor plans scale 1:50m indicating interior design. Indicate all materials and
finishes.
3. Reflected ceiling plans scale 1:50m indicating ceiling materials, various heights, location and
type of all light fixtures.
4. Typical interior sections scale 1:50m. Indicate all materials and finishes.
5. Concept / outline design MEPF services.
6. Other additional information to clearly convey design intent.
7. Detailed scope of works.

IV. FINAL SUBMISSION

Detailed drawings shall include the following and must be marked FINAL and shall incorporate
the comments from the Preliminary drawings if any. All drawings shall bear the stamp of all
designers, architects, and/or engineers as may be required by local authorities.
Complete drawings, specifications and computations for the structural, mechanical, plumbing,
sprinkler and electrical requirements, including details and performance characteristics
regarding all fixtures, equipment and connections to the base building services must be all
stamped by a professional Engineer or Architect.
Submitted drawings shall indicate connected electrical loads, total heating and air conditioning
load requirements, weight of heavy equipment, showcases, safes, etc., as well as masonry
facing materials.

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FORMAT OF SUBMISSION
Two (2) sets of drawings in A3 (11 x 17) size;
Four (4) sets of specifications, if not indicated in the drawings, should be submitted on A4 size
(8 x 11) paper with protective transparent plastic cover;
Drawings will be of uniform size blue prints and to a scale of not less than that set forth in the
submission requirements.
All drawings shall have a title block at the bottom right hand corner of each sheet which must
indicate the following:
Unit Owner Name
The Grove Unit Number
Architect/Interior Designer/Engineer
All drawings submitted must be properly collated, arranged, folded and stapled on the upper,
middle and lower left side of each set of drawings.
Submittals will be reviewed within 2-3 weeks upon submission of all required documents to
Rockwell Land Corporation.
After review by Rockwell Land Corporation, the Unit Owner will receive approval or disapproval
from the Unit Owner Coordinator. If the Unit Owners drawings are marked with REVISE AND
RESUBMIT, a new complete final submission will be required. If the Unit Owners drawings are
APPROVED AS NOTED, the drawings must be issued to the Unit Owners contractor and the
comments noted must be incorporated in the construction of the Premises.

V. BUILDING CODES
Unit Owners have total responsibility for compliance with all applicable building codes and
governmental submittal requirements such as permits, licenses, and insurance.
NOTE: Unit Owner construction shall proceed only on the basis of drawings approved by
Rockwell Land Corporation. ROCKWELL LAND CORPORATIONS APPROVAL SHALL BE
MADE IN WRITING and subject to all municipal approvals and requirements.

THE GROVE CONSTRUCTION CRITERIA

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All unit construction shall conform to the requirements of The Grove Construction Criteria as
follows:
Changes in this The Grove Design Criteria may be permitted at the sole discretion of Rockwell
Lands The Grove Design/Engineering Group.
All communications/correspondence must be sent to the Rockwell Lands The Grove
Design/Engineering Group.
No construction will be permitted in the Unit Owners space without complete approval of the
plans as itemized above and by the government agencies concerned.
Before any construction is permitted, the Unit Owner shall submit to Rockwell Land a copy of
the following:
1. A Building Permit with a set of approved drawings.
2. Certificate of Insurance, Construction Cash Bond in accordance with the Unit Owners
Construction Guidelines requirements.
3. A gant chart or construction schedule committing Unit Owners start-up and completion date.
4. A contractors all risk insurance (CARI) policy issued by a Rockwell accredited insurer prior
to construction.
5. The Unit Owners shall post inside the unit the following:

The Building Permit and ROCKWELL LANDS Notice to Proceed with Construction.

One (1) complete set of approved drawings.

Work Access Permits

Any changes implemented without prior written approval by Rockwell Land could serve as
grounds for forfeiture of the construction cash bond and stoppage of all works until the Unit
Owner complies with the requirements of The Grove Design Criteria.

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VI. WORK BY ROCKWELL LAND CORPORATION

In order to achieve continuity of design and implementation, the Rockwell Land Corporation will
construct, install and finish the following at the Rockwell Land Corporations expense.
A. Party walls between units,
B. Building floor and ceiling concrete slab.
C. External faade window system.

VII. WORK BY UNIT OWNER

The following is a description of the basic parameters a Unit Owner must follow when designing
the Residential Premises in the Rockwell Center. These guidelines apply to all The Grove Unit
Owners, and are subject to Rockwell Land Corporations approval.
1. Interiors shall be designed, fabricated, and installed by the Unit Owner at his own
expense. All designs that may affect the adjacent units, faade and common areas are
subject to Rockwell Land Corporations approval and require full design drawings.
2. As ceilings are a visible element of the residential interior, they should be treated with
much care. In order to create a more interesting unit, Unit Owner ceiling areas shall be
designed to emphasize specific locations within the Unit. This can be accomplished by
changing ceiling heights and/or materials. Innovative light fixtures can also add a special
character. Drop ceilings should be at or above the height of glazed or open areas. Open
ceilings may be permitted.
3. Prior to any ceiling works and other improvements, it is the owner or their chosen
contractors responsibility to check embedded provisions for Air-con, sprinklers, FDAS,
electrical and plumbing lines before proceeding. Any relocation shall be by the owner and
will require addendum drawings and written documents for approval.
4. Any construction performed by the Unit Owner or his contractor shall be in accordance
with the Local Building Code as applicable.
5. No depressed floor slabs will be permitted. No chipping to existing floor slab shall be
allowed.
6. Any penetrations planned by Unit Owner through the perimeter walls, roof, ceiling or the
floor of the Unit are not allowed.
7. No excessive suspended loads will be attached to the underside of the ceiling or structure
with the exception of normal suspended ceiling and lighting fixtures, without the Rockwell
Lands written approval.

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8. Any extensions of slab or the like affecting or widening the area are not allowed.
9. Any drilling or installation of wall mounted fixtures must be checked against the as-built
plans for utilities.
10. No load shall be imposed upon any floor areas of the Demised Premises, other than the
internal finishes and furniture, either upper or lower levels without the consent of the
Rockwell Land.
11. No chipping, and nailing or screwing through walls. Unit owners are required to build-up
a second wall to conceal all pipes, wires, cords and other utility provisions.
12. Any knocking down of concrete walls shall require written approval from the Engineering
Office and structural consultant, with the consultation fee for the account of the unit
owner. There will be no changes on spraycrete walls and concrete stairs.
13. Subject to Rockwell Land Corporations approval, the Unit Owner must engage the
services of a qualified contractor for their Unit Owner construction.
14. Unit Owner shall remove all trash and debris daily to compactors in areas designated by
the Rockwell Land Corporation, at his own expense in covered containers after
construction operation hours.
15. Relocation of Building System component such as FDAS, Fire Protection Spinkler shall
be approved by Building Management and can only be constructed by accredited
contractor.
16. Window Treatments Use Beige or White Color for sunscreen of drapes to maintain
uniform visual effect of exterior faade.
17. At the completion of the work, the Unit Owner shall provide two (2) complete sets of Asbuilt drawings, specifications and other requirements for the Construction Bond refund.

VIII. CONSTRUCTION GUIDELINES FOR THE GROVE

1.

The Grove Condominium Corporation, through the Construction Management Team

shall be advised in writing by the Unit Owner prior to any construction work or service to
be undertaken within the owners premises.

2.

Prior to the start of the work, the unit owner or his duly authorized representative shall
apply for a permit from the Construction Management Team. This shall be submitted to
the President of the Condominium Corporation or to the Building Manager for approval
together with the following:
a. Four (2) sets of final plans covering entire scope of work
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b. Detailed scope of work (2) copies

c. Date of renovation and target date of completion
d. Name of contractors and list of workers, tools and equipment
Plans for major construction works shall be approved by the original building
designer/consultant. Any review charges/fees shall be for the exclusive account of
the unit owner.
A permit is granted only to Unit Owners who have accepted their units from Rockwell
Land.
3.

The unit owner shall also submit to The Grove Engineering Team the following:
a. List of workers (2 copies) who will work in their unit.
b. Workers Identification (ID) Cards for signature of the Building Manager or Building
Engineer.
The ID Cards shall be properly accomplished and laminated to avoid tampering.
The expiration date shall be in accordance with the target completion date of the
project. The IDs shall be worn at all times while within the condominium building
premises. Those without IDs shall not be allowed to enter.
Workers ID cards should be displayed prominently on their chests.

4.

All workers, supervisors and other parties involved in the construction of the unit must
log in and out with building security guards. The location of the entry/exit points shall be
designated by Design/Engineering Group.

5.

All construction workers must be in plain white T-shirts or company uniform (or uniform
T-shirt bearing the contractors logo) long pants and shoes. Those in sleeveless shirts,
short pants, sandals or slippers and the like shall not be allowed to enter the premises.

6.

Any renovation crew must have a Manager/Supervisor on site at all times who will
coordinate with Property Management and Engineering Team.

7.

Workers and their supervisors are not allowed to loiter within the condominium building
premises. They should stay only within their work area to prevent loss or damage,
disturbance and inconvenience in any form to other residents of the condominium.

8.

The following work schedule for construction/repair work shall apply

a. Monday to Friday
8:30 a.m. to 12:00 n.n. and to 1:00 p.m. to 5:00 p.m.

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Minor carpentry work: (works that can be done within two (2) hours or less,
i.e. drawer repair, cabinet locks, door closer fixing, door alignments, window
locks, etc.)
Minor Masonry: (tiles fixing, grouting small cement filling/finishing)
Laying of electrical circuits: (Electrical extension cords, fixing of bulbs or
sockets and switches)
Manual sanding
Manual painting

10:00 am to 12:00 nn & 2:00pm to 430pm.

b.
9.

Major Carpentry work Heavy hammering: (Work which require more than
one (1) day to finish/do, i.e. chipping of tiles, rehabilitation of cabinets, broken
doors and windows, furnitures)
Welding
Electrical testing
And all other work which may disturb the adjacent units

No work shall be done on Saturdays, Sundays and Holidays.

Delivery of construction materials shall only be from 9:00 a.m. to 4:00 p.m., Monday to
Friday only using the designated area.

Sand, gravel, cement and the like shall be delivered in sacks

Unit owner, Unit Owner/lessee shall secure a work/access permit prior to delivery of
materials
All deliveries shall be brought immediately to the construction site from the ground
floor.
Deliveries shall not be received by the building guards or any of the Property
Management Staff. An assigned representative of the unit owner shall be present to
receive the deliveries
Owner should provide a document or certificate to ensure that all wood materials for
construction to be used shall be treated from termites.
Owner/Contractors should cover the hallway floors/carpets with rubber matting or
other protective material to prevent damages and dust during delivery.

10.

All materials, equipment, tools, etc. to be taken in should be listed accordingly for
security guards inspection and records.

11.

Pull-out of Excess Materials and Equipment

Pullout of all construction debris, excess materials and equipment which will no longer
be used shall be allowed only from 9:00 a.m. to 4:00 p.m., Mondays to Saturdays. As a
security measure, a list of the excess materials and equipment shall be submitted by the
owners contractor for the security guards inspection and records. Likewise, a gate
pass shall be secured from Property Management to be countersigned by the owner.

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12.

Relatives, children and wives of workers are not allowed to enter or stay inside the
condominium premises.

13.

Workers / supervisors and deliveries are not allowed to use the passenger elevators.
They shall only use the service elevator. In case the service elevator is out of order,
they shall use the stairways.

14.

Unit owners undertaking construction / repair work shall compensate other unit owners
or the condominium corporation for any loss or damage whatsoever caused directly by
their workers/contractor in the course of construction.

15.

Fraternization with employees of unit owners, Unit Owners/lessees is strictly prohibited.

16.

Comprehensive General Liability Insurance/Contractors All Risks Policy

a.

17.

The contractor
shall secure a Comprehensive General Liability
Insurance/Contractors All Risks Policy from an accredited insurance company
for bodily injury, property damage to the building and/or any third party for the
entire duration of the construction. A Copy of the insurance coverage shall be
submitted to Rockwell Land Corporation or the Building Manager prior to
commencement of any work.

Fire Safety
a. One (1) unit 20 lbs. ABC type fire extinguisher shall be provided by the unit owner
for his unit, for the duration of the construction.
b. An extra 10 lbs. extinguisher shall be provided and a fire watcher assigned for any
welding and/or gas cutting operation.
c. Smoking is strictly prohibited at the construction site.
d. Cooking is strictly prohibited within the building or at the construction site.
e. Water supply and distribution facilities for firefighting purposes shall be provided and
maintained at the construction site in accordance with the Local Fire Code.

18.

Safety materials/equipment
The unit owners contractor shall provide safety measures such as construction nets,
sheeting, shoring, etc. whenever necessary as well as sheeting for the public corridors.

19.

Drinking of alcoholic beverages, including wines, beer, liquor within the building by the
workers shall be strictly prohibited. Intoxicated workers will be barred from entering the
condominium building premises.

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20.

Gambling and possession of deadly weapons are prohibited.

21.

Any damage caused by the contractor on the common areas (hallways, stairways,
lobbies, elevators, etc. and the adjacent units) shall be charged to the unit owner, or Unit
Owner/Lessee concerned.

22.

Tapping of utilities
Tapping of electrical, mechanical, fire protection and plumbing utilities should be
provided by the unit owner, in coordination with the Engineering Group. Tapping of
electrical supply in the common areas is prohibited.

23.

Building Materials & Utilities Guide

a.

Ceilings suspended, dropped or permanent ceiling shall be done using gypsum

board or approved equivalent brand material on metal runners only. Material shall be
noncombustible of type.

b. Partitions wall finishes shall be made of a fire resistant (e.g. gypsum board or
equivalent) or fire-retardant materials on metal studs only.
c.

Flooring vinyl tiles, carpet, wooden planks or parquet floors. Other floor
materials shall be installed in coordination with the Design/Engineering Group prior
to finalization of plans. Any chiseling or chipping-off works shall require written
approval from the Engineering Office and structural consultant (if needed), with the
consultation fee for the account of the unit owner.

d. Glass Windows and Aluminum Frames no change in the existing color of the
reflective glass and aluminum frames shall be allowed. No drilling or attachment
whatsoever shall be made on the aluminum windows or curtain glass framing as this
might result to water seepage or may damage the windows or curtain glass framing.
Opening of operable window panel shall be maintained. (6 inches opening)
e. Main Entry Door & Service Door no change in the existing lockset of their main
door. They may however, add security locksets from the inside.
The color of the exterior side of the main door must be maintained to preserve the
uniformity of the main doors of all units.
The installation of aluminum screen doors, iron grills and the like is prohibited.
f.

Countertop shall be solid stone or the like. Wood, plastic or any combustible
material for countertop is strictly prohibited.

g.

Concrete Wall & Floor Slabs No chipping of the concrete walls and floors are
allowed except when approved by the structural designer and the Property
Management Office.

h.

Water Lines no change on any existing water lines/sewer lines are allowed.

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24.

i.

Fire Sprinkler Heads and Smoke Detectors shall remain in their respective
positions and shall not be removed or relocated unless approved by the Property
Management Office.

j.

Electrical Systems alteration of the units electrical power loads, relocation of

power lines and switches shall be endorsed, approved and done only by the original
electrical contractor but cost shall be for the account of Owner. Electrical loads of the
apartment unit shall not exceed the capacity of their main circuit breaker.

k.

Air-Conditioning Units shall be supplied and installed by the owner and will
comply with the specifications and guidelines set by The Grove Engineering Team.
Any changes shall require written documents and plans for approval.

l.

Air-Conditioning unit Access Panel shall be restored after such installation and
shall be accessible for preventive maintenance care of the owner.

Sanitation
The units, as well as the common areas shall be kept clean and free from foul odor.
Garbage/construction debris shall not be placed outside the unit and/or dumped in the
condominium garbage chute nor placed in any part of the building premises. This
should be pulled out of the condominium building premises daily.

25.

Dust and Fumes

Unit Owners must seal their doors with a cloth/wood/polyethylene screen during the
construction period to prevent the spread of dust and prolonged exposure of the other
residents to the intoxicating fumes of paint. Unit Owners/Contractors should provide at
least 1 industrial fan facing the window or balcony to vent out dust and fumes.

26.

Obstruction
Work shall not be permitted to be done outside the unit or in any common area of the
building. Construction materials will not be allowed to lie outside the unit nor in any other
common areas of the building.

27.

Behavior of workers
The unit owner shall be fully responsible for controlling the conduct of his contractors
and workers. No worker shall use the construction site as sleeping quarters during the
period of construction. Workers shall be required to leave the jobsite at the end of the
workday.

28.

Routine Inspections
The Design/Engineering Group and their assigned representatives shall conduct routine
inspections of all construction sites frequently and regularly. ALL OBSERVATIONS

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AND INSTRUCTIONS GIVEN BY THE INSPECTORS MUST BE TAKEN NOTE OF,

COMMUNICATED
AND
STRICTLY
FOLLOWED.
The
Condominium
Corporation/Property Management reserves the right to issue and demand construction
changes on approved plans when deemed necessary.
29.

The security personnel are given authority to issue violation slips on workers who violate
the House Rules and Regulations, and General Construction Guidelines of the
Condominium Corporation.

30.

PROTECTION WORKS The Unit Owner shall be responsible in implementing, ensuring

protection works and monitoring the activities of their chosen contractor.
a. Provide rubber or any matting for the wood and tiled flooring to avoid scratches
and dents.
b. Cover the toilet exhaust fans and kitchen range hood grills firmly.
c. Cover floor drains firmly including balcony floor drains, use newspaper or any
soluble material.
d. Provide cover for FCU/ Window Type ACU if any.
e. Provide a temporary board up near the entrance foyer during the course of the
renovation to prevent dust and fumes from going out to the common area
hallways.
1. Board up may be of a soft cloth which is always damped to absorb dusts.
2. Board up may be also made of plastic sheets but make sure to seal the
entrance door jambs clearances with damp cloth.
f. Provide an exhaust fan (high rpm) pointed to the window to discharge excess dust
and fumes from the unit. Much better if you can provide portable dust collectors.
g. Provide ample amount of charcoals, vinegars placed in bowls, sliced onions with
water, bags of coffee beans distributed within the unit to serve as odor absorbers
for paints.
h.
Please provide pushcarts when hauling from inside the unit going to the service
elevator lobby. Push carts caster wheels must have rubber covers to avoid
scratches and rollers marks on the floor tiles of our elevator lobbies and hallways.
i. Cover Smoke detectors firmly during dusty works. Cover shall be removed after
each every working day.

31.

Compliance
a. Violations and/or Non-Compliance with any or all of the above guidelines,
requirements and deviations from approved plans shall constitute grounds for work
stoppage (especially when previous notices remain enacted upon). Additionally,
Rockwell Land Corporation or the Building Manager and Engineers may exercise
any of the following remedies:
o
o

Charge Violation Fines

Prohibition of entry of worker/s;

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o
o
o

Prohibition of any delivery of construction equipment or materials;

Forfeiture of construction bond; or
Removal of improvements made in violation of the approved designs or plans, at
the unit owners cost.

The unit owner shall be responsible for the communication and

implementation of all Construction Guidelines to his contractor. Fines and
Violations list will also be given upon start of the fit-out or renovation works.
b. Damage done to common areas or other units occasioned by the said construction
work performed at the unit owners premises should be repaired prior to continuation
of work.
32. Guidelines for Fit-out Construction Bond
Unit owners undertaking construction/renovation work within the first year upon turnover
shall post a cash bond as follows:
Construction Bond shall be minimum of PHP 25,000.00 for minor works and PHP
100,000.00 for Major works or 10% of the Total Project Cost whichever is higher.
To answer for any loss or damage caused directly or indirectly by their workers or by reason
of the work performed. Said bond shall be returned (interest-free) to the Unit Owner or Unit
Owner/lessee 30 days after written notice of completion subject to the following conditions:
a) All works were done in accordance with approved plans and in compliance to The
Grove Design and Construction Guidelines.
b) No damage to the common area or to any other unit, or injury to other persons was
incurred as a result of the construction/renovation work.
c) In case of damages to the common areas or to any other unit, the same had been
rectified or automatically deducted from the Bond.
d) In case of injury to other persons, any resulting expenses have been paid for by the
Unit Owner or Unit Owner/Lessee concerned.
e) Submission of As-built Plans, Certificate of Completion, Copy of Warranty Certificate,
Building Permits/Licenses, Occupancy Permit and other necessary government
building requirements.
f)

33.

Submission of copy of Official/Provisional Receipt and Construction Bond Refund

Request Letter by the Unit Owner indicating the amount and to whom the check is
payable.

A construction worker who breaks any rule will be banned from doing any work in the
building.

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34.

Renovation Working Days

Allowable working days for renovation will be as follows:

TYPE OF UNIT
Studio
1-Bedroom Flat/Loft/Z-Loft
2-Bedroom Flat/Loft
2-Bedroom Flat/Z-Loft/Bi-Level
3-Bedroom Flat/Loft/Z-loft and
above

ALLOWABLE WORKING DAYS

30
45
60
75
90

Extensions will be penalized PhP2,000 per day of delay.

35.

Final Inspections
The Unit Owners shall submit a written request to the Construction Management Team /
Property Management at least three (3) days in advance, for Final Inspection of the
following critical areas based on the National Building Code, or any other existing
national standard, whichever is safer in the opinion of the Construction Management
Team.
a.
Electrical installation testing (Meager testing, load limitation per unit, etc.)
b.
Fire Protection system (sprinklers, smoke detectors, heat detectors, etc.)
c. Plumbing standards (grease traps, etc.)
d. And other critical work that might endanger the building
Any final work which does not conform to the specifications of the plan originally
submitted to the Board on that which is contrary to the building safety laws, regulations
or which poses a potential hazard may be removed or demolished by the Condominium
Corporation at the expense of the unit owner.

IX. UNIT OWNER MATERIALS

All materials used in the fit out of the unit shall be subject to Rockwell Lands review and
approval. Unacceptable materials may be allowed and acceptable materials disallowed at
Rockwell Land Corporations sole discretion depending on the conceptual design of Unit
Owners space. Unit Owners are encouraged to use high quality materials that achieve
cleanliness and efficiency.
Acceptable Materials within the Residential Unit Premises
WOOD
-

treated against termites (with

certificate)

painted or stained
solid or veneer

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STONE
-

marble, marble aggregate

granite
sandstone
limestone
travertine
slate
terrazzo

MASONRY
-

PLASTER
GLASS
-

plaster moldings
plaster castings
quarry cast
gypsum

clear glass
clear mirror
glass block
spandrelite glass
etched glass
wire glass
frameless glazing systems

wrought iron
bronze
copper
gun metal
pressed or perforated metal
stainless steel

tile (ceramic, quarry, and

porcelain)
brick
terracotta
mosaics
stones

GYPSUM
- in combination with any of the
abovementioned materials
- glass reinforced fiber.
FLOORING
-

Quality flooring such as glazed &

unglazed tiles, hardwood, natural
stone and carpeting

PAINT
METAL
-

Zolatone, Polomyx or equivalent

textured paint

CEILING
- Gypsum board on metal furrings
- Plaster
- Metal

cast iron or cast aluminum

PROHIBITED MATERIALS & EQUIPMENT WITHIN THE UNIT PREMISES

1. Lacquer and oil based paints and solvents. Only water based materials are allowed to be
used inside the unit.
2. Polyurethane varnishes and other oil-based materials. Only water based varnishes are
allowed to be used inside the unit.
3. Use of compressor within the unit.

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4. Use of grinder within the unit. An area will be provided if contractor needs to use a
grinder.
5. Use of jack hammer inside the unit.
6. Use Flammable substance is strictly prohibited inside the unit.

X. ARCHITECTURAL DESIGN CRITERIA

1. DRILLING AND MOUNTING WORKS
1.1. The owner should consider the weight of the fixture to be installed or mount against
mounting materials and structure.
1.2. All drilling and mounting works shall be checked against the As-built plans.
1.3. Maximum drilling depth shall be 25mm for walls with minimum distance of 125mm from
one another.
1.4. Maximum drilling depth shall be 25mm for ceiling. Same will be applied for expansion
bolts/anchor or chem-bolt with minimum distance of 150mm from one another.
1.5. No chipping on floors, ceilings and walls.

2. FLOORING DESIGN CRITERIA

1.1

The design and installation of flooring shall be done in accordance with the design
standards set by Rockwell Land Corporation and the Technical Specifications for
flooring works of The Grove.
1.1.1. For design purposes, the following criteria shall be strictly complied with and shall
be in the account of the Unit Owner.
1.1.1.1. The flooring to be installed shall comply with the building materials as
stated (Referring to Construction Guidelines acceptable materials). Chipping,
of topping shall be allowed prior to tile installation with sound matting addition
only.
1.1.1.2. All wood planks shall have a certificate that it is treated against termites
and other wood defects thereof. Random inspection of the physical delivered
sample may also be done by PMO
1.1.1.3.

Application of polyurethane in the unit is strictly prohibited.

1.1.1.4.

All the acoustic sound proofing shall not exceed 45dB(A).

1.1.1.5.
Flooring area to be replaced with Engineered / Laminated wood or the
like flooring shall have a specified installation process. The unit owner shall
submit the installation details in A3 (2 copies) minimum scale shall be
1:50m together with method statement for construction and safety.

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1.1.1.6
Flooring area to be replaced with masonry tiles shall have acoustic sound
proofing conforming Sound Transmission Class (STC) rating minimum of 60 and Impact
Insulation Class (IIC) rating minimum of 53.
For Kinetic Soundmatt Installation Guide:
Tiles shall first have a 5/16 (8mm) sound rated floor underlayment (Kinetics
Soundmatt) followed by a 1.3mm polyethylene sheet (200mm overlap covering to each
other), (13mm) Cement backer board (Wonderboard, Ficem Board or any approved
equal) that will be interconnected before the tile adhesive (6mm) and the masonry tiles
(9mm). Alternative materials/details shall be subject for review and evaluation of PMO
thru our acoustic consultants.
Note: The details shall have a minimum of 10mm horizontal allowance from
the wall and will be filled with polyethylene foam and topped by a nonhardening sealant leveled to the tiles. (Covered by baseboards, etch). There
should also be a minimum vertical allowance of 6mm from the tile top to the
baseboard or any covering.

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For Acoustic Shield Subflooring

This will be given upon request and/or as recommended by Acoustic Shield. Acoustic Shield
can install their soundmatt and the preferred tiles or as agreed.
Contact Numbers of Sound Matt Suppliers:
Basic Machinery

Joe Aguado

joe.aguado@gmail.com

Acoustic Shield

Desiree Velecina

+63917-8112870

desiree@srsworldwide.asia +63927-7481013

NOTE: Basic Machinery, Acoustic Shield or the supplier of the acoustic soundmatt should
supervise and approve the workmanship compliance of the unit owners contractor.
1.1.1.7
Wet area floors (Bathroom & Kitchen) shall be mareseal 260 water
proofing system (with fabric reinforcement and silica sand), membrane waterproofing
system (Fire Extinguisher and watcher is required) or the like and shall be subjected to
48 hours flood test coordinated to Engineering Department of the Property Management
Office. Any damage on the unit below shall be restored by the owner or their contractor.
3. STAIRS

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2.1. Any relocation or shape modification of the installed stair and foundations/mountings to
slab is not allowed.
2.2. All wood accessories or parts to be installed or replaced shall have a certificate of
treated against termites.
2.3. Balusters, handrail and thread material replacement shall be of Rockwell Lands
approval in Unit Owners account.
2.4. Installation of risers, newel, newel cap and other accessories shall be of Rockwell
Lands approval in Unit Owners account.
4. Garden Units and Balconies
4.1. The design of Garden units and balcony shall be in accordance of faade uniformity
standards set by Rockwell Land Corporation.
3.1.1. Any installation of trellis or free standing cover up is not allowed.
3.1.2. Any installation above wall or wall height extension/reduction of balconies will not
be allowed.
3.1.3. Color of the balcony shall be maintained.
3.1.4. Plants for tiled balconies shall have a soil pan and shall be regularly maintained
by the owner.
3.1.5. Any installation of Washer/Dryer, clothesline or hangers is not allowed.
3.1.6. Any installation of Grilling stand or any cooking equipment is not allowed.
3.1.7. No alterations or additional that shall be applied on Faade and balcony walls
3.1.8. Existing hand rail color shall be maintained if any.
3.1.9. Any installation of decorations that can be seen or may affect exterior uniformity
shall be consulted to Engineering Team.
3.1.10. Balcony or Lawn furniture is subject for approval of PMO.
3.1.11. No pet cages will be allowed in the balconies/garden area.
3.1.12. No change in balconies/garden wall and garden gate shall be allowed.
3.1.13. Garden walls extension or reduction will not be permitted.
3.1.14. Garden gate with a provision for padlock shall not be changed.
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3.1.15. In cases where a plunge pool is included in contract, a pool will be constructed
by the general contractor of the project. Floor and wall tiles, pump and pool lighting
shall be included.
3.1.16. Soil shall not be leveled or exceed the balcony door level. Provide sufficient
allowance to consider dirt and water presence.
3.1.17. Additional soil, pebbles or tiny stones shall have filter cloths below.
3.1.18. Big rooted plants or trees will not be allowed. This might damage concrete
structures and drain system in the future.
The Grove Plant Palette:
Groundcover
False Heather
Creeping Charlie
Selanginella
Shrubs
Spider lily
Gumamela
Kamuning
Sword Fern

Powder Puff
Yellow Bell
Sampaguita
Rosal
Dama de Noche
Camia

Lawn
Bermuda Grass

Other plants not listed shall be for approval of the Property Management Office.

XI. MEPF DESIGN CRITERIA

1.1

ELECTRICAL DESIGN CRITERIA

1.1.1

The design and installation on all electrical works shall be done in accordance with the
provisions of the latest edition of the Philippine Electrical Code, the laws and ordinances
of the local code enforcing authorities, the Electrical Standards set by Rockwell Land
Corporation and the Technical Specifications for Electrical Works of this project.

1.1.2

The Unit Owner shall submit four (4) sets of electrical plans (20 x 30 in blueprint format)
showing location of lights, outlets and switches, load calculation and single line diagram.
These plans shall be signed and sealed by a duly registered Professional Electrical
Engineer. Rockwell Land Corporation shall review these drawings and an approved copy
of the drawing shall be returned to the Unit Owner. No works shall be started unless all
the plans are approved. Including submission of related governmental requirements.
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1.1.3

For design purposes the following criteria shall be strictly complied with:
1.1.3.1 The maximum normal electrical load for each Unit Owner shall be limited to 80%
of the allocation.
1.1.3.2 All wiring shall be done in solid PVC. Limited use of flexible Metal conduits are
allowed on hard to reach areas, drop ceilings and on light fixtures and outlet
termination. Conduit termination to electrical boxes shall use the proper type of
adaptors/connectors. Use of Mica Tubing shall be limited to a length of six inches
(6) on light fixtures and outlet terminations.
1.1.3.3 Electrical service voltage shall be three phase, 400 volts, 60 hertz, 4w+G. Singlephase loads shall be properly distributed and balanced on the three-phase
system. Each Unit Owner shall be directly fed from Kilowatt-hour Sub-Meter
located at the Electrical Room on each same Level.
1.1.3.4 For 115 volts, single-phase source, the Unit Owner shall provide his own stepdown transformer to meet their required supply voltage for their lighting and
equipment.
1.1.3.5 For equipment with 480 volts requirement, Unit Owner shall provide its own stepup transformer, limited to 5 KVA max.
1.1.3.6 The Owner or Contractor shall conduct continuity and insulation testing, voltage,
current reading and thermoscanning on all new and retrofitted electrical
construction and installation in the presence of Rockwells representative.

1.1.4

Electrical Step-up or Step-down Transformers, if provided shall be located inside Unit

Owner space electrical room with safety features and well ventilated. Such upgrade shall
be for the Unit Owners account.

1.1.5

All fluorescent lamp lighting fixtures shall be in an enclosed metal box type. Ballast shall
utilize electronic high power factor type and shall be located inside the metal box.

1.1.6

Architectural ceiling treatment with lighting materials shall be non-combustible,

preferably gypsum board or the like with high fire rating.

1.1.7

Lamp transformers should be rigidly installed on the ceiling slab, concrete walls, metal
supports and away from combustible materials. Lamp transformers shall be constructed
with forced ventilated enclosures and properly protected connection.

1.1.8

Lighting receptacle and small appliance loads rated at 220/230V 60Hz, 1 shall be
connected on one line and the neutral.

1.1.9

All additional electrical devices installed shall be of the same type and make as the
existing electrical materials of the building. Duplex outlet shall be paralleled slot
grounding type.

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1.1.10 Maximum Load Current

a. Total Load Current shall not exceed eighty percent (80%) of the Circuit Breaker
ampacity rating. (Unit Owner power provision has been calculated based on the
PEC Standard and ASHRAE Standards).
1.1.11 Wires and cables
a. Minimum size of wire is 3.5mm sq. THHN/THWN, rated 600 volts. (Depending on
breaker rating)
b. Feeder/Circuit Wires ampacity rating of the wire shall be equal or 90% of the
Circuit Breaker Ampere rating.
c. Cable termination shall be made in proprietary cable terminations blocks.

1.1.12 Using flexible PVCs for conduits is strictly prohibited.

1.1.13 Branch circuit shall be provided with ground wires. Minimum size is 3.5 mm sq. Both 230
volts and 400 volts shall use the following color coding scheme Phase A Red, Phase B
Yellow, Phase C Blue, Neutral White and Ground Green.
1.1.14 There shall be no open wiring, no exposed wires and no dangling or octopus wiring.
1.1.15 Multiple tapping to an extension cord is not allowed.
1.1.16 All overhead conduits shall be provided with a hanger rod, angle bar, U-bolts and metal
clamp supports.
1.1.17 All junction boxes or pull boxes shall be galvanized at least 54mm depth, gauge 16 and
covered with the same material specification to protect from physical damage. It should
reflect in to be submitted as-built plans and be accessible for future troubleshooting.
1.1.18 Installation of convenience outlet at Balcony is not allowed.
1.1.19 All electrical connections shall be properly grounded.
1.1.20 All materials to be used shall be of the approved type for the purpose. Secure approval
from RLC prior to installation.
1.1.21 Panel Board shall remain on its designated location. Any relocation shall have a written
request and proposed plans to be approved by The Grove Engineering prior to
construction.
1.2

AIR CONDITIONING DESIGN CRITERIA

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1.2.1

The air conditioning system was designed for tenant Unit Owners using a window type
air conditioning unit and/or split type packaged air conditioning system. The design
conforms to the requirement of Philippine Mechanical Code and ASHRAE 2005
Standards. The air conditioning units are to be supplied, installed and maintained by the
owner.

1.2.2

Any modifications/deviations to existing layout/design shall be subject to Rockwell Land

Corporations approval. Contractor shall submit the addendum drawings for approval
prior to implementation. It is the owner or their chosen contractors responsibility to
consider the initial location of the provisions prior to any ceiling improvements.

1.2.3

It shall be the Unit Owners responsibility to closely coordinate with The Grove
Engineering Team through the Building Administrator regarding any installation works.
All necessary and required governmental permits, licenses and insurance for space
renovation shall be served prior to actual construction.

1.2.4

Necessary step-up or step down transformers with proper ventilation shall be provided
by the Unit Owners to provide the required supply voltage of their air-conditioning unit.

1.2.5

Fan coil unit and air-cooled condensing unit to be powered from Unit Panel board with
Non-Fusible Disconnect Switch in NEMA-3R Casing.

1.2.6

Unit Owner shall use refrigerant piping and insulation material compatible with the
existing installations and in compliance with the following specifications:

Type :
Copper Pipe, hard/soft drawn type K, L, M, capable of handling 300 psi
test pressure.
Class :

Schedule 40, ASTM B88, pressure rating shall be 150 psi for pipe and
ANSI B16-22 for fittings.

1.2.7

Air conditioning ductwork to be manufactured and installed to SMACNA Standards latest

Edition.

1.2.8

Installation of window type and/or split type air conditioning units.

Each unit shall be provided with insulated drain lines and copper tubing depending
on the units Designed Provision.

Window type air conditioning unit condensate discharge or drip pans shall be tapped
to the drain provision. Tapping of drains should be in the presence of Rockwells
representative.

FCU shall be connected through a flare located inside a false beam/bulk head and
shall be in the account of the Unit Owner. Copper tubing, condensate drain line and
insulations shall be compatible to the existing provision lines.

Condensate drain lines shall be sloped to drain going to the vertical drain line.
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Any changes on the condensate drain shall be for approval in the account of the
owner. The condensate drain location is approx. 345mm to 375mm from the ceiling and
depending on the unit, location and specification.

Provide clearance of 75mm from top of FCU to ceiling for proper air circulation.
Consider condensate location and slope prior to any relocation or ceiling treatments.

All copper tubing, electrical lines and condensate drain lines shall be provided with
proper hangers and/or supports.

ACCU should be facing the louver at least 50mm.

In the case of 2 units in a single louvered provision (WAC and ACCU), the unit owner
shall provide a stainless ducting of WAC going to the louver.

In the case that the ACCU at balcony doesnt have enough space for air circulation,
the unit owner shall provide necessary outdoor ducting and deflectors. Ducting,
deflectors and accessories shall not be exposed on the faade.

The Unit Owner shall provide metal brackets / mounting supports for the window type
and/or split type air conditioning units.

Metal brackets or mounting supports should be treated with red oxide prior to final
painting.

Brackets and mounting supports inside the air-conditioning provision or enclosure

shall be beige or white of color.

Restoration of the provisions, false beam/bulk head and the like after such
installation shall be by the Unit Owner.

Access Manhole for ACCU shall be weatherproofed on the exterior side and shall be
by the Unit Owner.

Window type perimeter should have a rubber insulation or sealing for weather
consideration.

Sound proofing, Waterproofing, rubber footing for vibrations and the like shall be by
the Unit Owner.

1.3

EXHAUST SYSTEM DESIGN CRITERIA

1.3.1

Exhaust Duct and Stub-out Connections

Kitchen exhaust system shall be designed in accordance with NFPA Standards. Air filtration
system shall be provided with activated carbon filter with an efficiency of 80%. Each tenant unit

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shall be provided with 100mm. Kitchens exhaust duct stub-out. Unit owner shall provide their
ductwork and exhaust fan.
Ductwork shall comply with SMACNA Standards Latest Edition.
Selected tenant units are provided with 100mm kitchen exhaust duct stub-out
connections. Exhaust ducts connecting the kitchen hood/s to the stub-outs shall
be furnished by the Unit Owner. Kitchen exhaust fan shall be sized and provided
by the Unit Owner.
Kitchen hood exhaust ducts connection to the stub-outs to be provided by the Unit
Owner shall be U.S. Ga. 26 Black Iron Sheet metal with fully welded connections.
Duct insulation shall be 50mm (2) thick, 64 KGs/cum. (4lb./cu.ft.) fiberglass
insulation complete with cladding system.
a. CLADDING SPECIFICATIONS FOR THE FIRE RATED WALLS AND
FLOORS

Cladding thickness shall be based on the duct size, with a one-hour fire
rating as minimum.

Air space clearance of the duct shall be equal to the exterior cladding
thickness with spacers at the centers.

Cladding materials shall be calcium silicate boards or higher density of

fiberglass material, complete with brackets and supports.
b. CLADDING SPECIFICATIONS FOR NON-FIRE RATED WALLS AND
FLOORS

All around air space clearance of the duct shall be based on the duct size,
with one-inch (1) as minimum.

Cladding shall be gauge no. 22 metal sheets with continuous external

weld or joints.

The duct shall be insulated all around with 1 fiberglass matt, wrapped
around with wire mesh and with non-combustible spacers.
Ventilation rate shall have a minimum of 10 air change per hour (ACH) but shall still
be reviewed on an individual basis. Unit Owner shall provide kitchen layout and
properly identify heating and ventilation rate requirement of each equipment,
including the kitchen hood. Kitchen layout must be approved first prior to
installation.
1.3.2

Kitchen Hood and Auxiliaries

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 The kitchen hood shall be constructed of stainless steel with a minimum gauge of
#18 MSG, complete with brackets and supports. Use of SS315 or higher is
recommended.
All seams, joints and penetrations of the hood enclosure at the lowest perimeters
shall have a continuous liquid tight external weld.
Grease filters shall be made easily accessible and removable for cleaning.
Installation of direct driven propeller exhaust fan or booster fan inside the kitchen
hood is not allowed due to fire hazard consideration.
Air volume shall be designed to ensure capture and removal of grease laden vapors.
Air volume must be of capacity required to meet the heating and ventilation
requirements of kitchen.
Unit Owners shall submit complete drawings and calculations (4 sets 20x30 in
blueprint format which are subject for approval) to show adequate air volumes for
grease capture and removal. Ventilation drawings shall be signed and sealed by
professional Mechanical Engineers.
1.3.3

Materials and Other Requirements

Ceiling structure shall be made of non-combustible materials.
Ceiling structure shall be provided with heat detector and sprinkler heads. Unit
Owner and Unit Owner Contractor shall coordinate with Fire-Protection/FDAS
contractor for relocation or interconnection.
Every kitchen hood shall be provided with one (1) unit fire extinguisher with the
following specification: Amerex -brand, or any approved equal brand, 10 lb. 0
ozone depleting potential, multi-purpose stored pressure with pressure gauge.
Duct/Pipe penetrations in walls or slab shall be sealed two (2) hour with fire-rated
materials.
Unit Owners shall submit plans and detail of their kitchen exhaust ducts together with
their air conditioning plans. Rockwell Land Corporations approval is required
prior to actual construction.

1.3.4

Toilet exhaust.

Duct works shall comply with SMACNA Standards Latest Edition.

Each tenant unit shall be provided with 100mm Toilets exhaust duct stub-out.

Exhaust fans should not exceed to 200cfm or 0.3wg.

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The entire duct shall have proper hangers and supports.

1.3.5

Dryer Duct

Duct works shall comply with SMACNA Standards Latest Edition.

The owner shall be responsible for the maintenance of the duct.

Dryer ducts (flexible type) shall be properly tapped to the provisions.

Dryer Exhaust should not exceed to 200cfm or 0.3wg.

If dryer has no capacity to exhaust out air, the owner shall provide an exhaust/booster
fan compatible to dryer as per manufacturers recommendation to chosen brand prior to
approval.
NOTE: It is good practice to always run the dryer long enough so that the last few
minutes push only hot, dry air into the duct. This will help to clear out any remaining
moisture.

1.4

TELEPHONE / CABLE ANTENNA TV SYSTEMS DESIGN CRITERIA

1.4.1

Telephone wiring from telephone cabinet to telephone box at the Unit Owner space will
be shown in the plans. Additional requirements for telephone lines and installation cost
shall be borne by the Unit Owner. Telephone line connection depends on availability of
lines from the Phone Utility Company.

1.4.2

Telephone pull box inside the units: the number of wires are shown on the as-built plans

1.4.3

For bare units, unit owner will supply and install and connect the unit owners telephone
pull box to the telephone outlet including necessary extension conduits, boxes, cables,
fittings and accessories.

1.4.4

Application and payment of all fees, installation and monthly fees will be under the
owners account. Unit owner to coordinate with the telephone provider.

1.4.5

Each residential unit is provided with CATV wire located at the splitter box

1.4.6

Unit owner to supply, install and connect cabling service from closest riser to tenancy via
conduit access provided. Application and payment on all fees, installation charges and
monthly fees will be under the owners account. Coordination with CAT provider, for
extension cables and service conduits and CATV outlets shall be provided by the owner.

1.5

FIRE DETECTION & ALARM SYSTEM DESIGN CRITERIA

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1.5.1

All installations shall follow the latest edition of the pertinent NFPA 72.

1.5.2

Fire and smoke detection units per enclosed Unit Owner area (floor to ceiling partitions)
shall be by the Unit Owner. Additional requirements and/or relocation cost based on the
Unit Owner plan layout shall be borne by the Unit Owner. Fire and smoke devices shall
be similar and compatible to the existing installation and shall be done by the base build
contractor to ensure compliance on pre-alarm code requirement on NFPA 72 and PEC.

1.5.3

Provision for tapping point to the Fire Alarm System shall be by the Rockwell contractor.

1.5.4

Fire and smoke detection units shall be the same type as the approved or existing
system being used. All fire and smoke detectors shall be addressable type and shall be
programmable. Wiring class shall be Class A.

1.5.5

Maximum coverage of a smoke detector for a 3m high flat ceiling shall be 9.1m radius in
a smooth ceiling surface with supervised device circuit. Provide smoke detectors per
enclosed area based on NFPA 72 code requirements.

1.5.6

Smoke or heat detectors punched or inside the ceiling are strictly prohibited.

1.5.7

Unit Owner shall pay for the costs of any equipment needed from the authorized
contractor, materials, installation and connection to the Fire Detection and Alarm System
of the building.

1.6

FIRE PROTECTION SYSTEM DESIGN CRITERIA

1.6.1

All installations shall follow the pertinent NFPA and PEC Standards Latest Editions.

1.6.2

For areas with an existing fire protection system layout, any design modifications shall
be subjected to Rockwell Land Corporations approval.

1.6.3

In areas where non-combustible (acoustic type or the like) drop ceiling will be installed,
install pendant type sprinkler heads with similar specifications.

1.6.4

In areas where combustible (plywood) drop ceiling and lattice type ceiling will be
installed, install a pendant type sprinkler head and an upright type sprinkler head
concealed inside ceiling.

1.6.5

All areas or room with floor to ceiling partitions shall have pendant type sprinkler heads.

1.6.6

Install sprinkler heads rated at 74C (165F) for ordinary rooms. For kitchens or other
areas with heat emitting equipment/appliances that will make the room temperature
higher than normal, install sprinkler heads rated at least 100C (212F).

1.6.7

Sprinklers shall be quick response type.

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1.6.8

Distance of sprinkler heads (pendant or upright) to wall or high partition must not exceed
2.25m.

1.6.9

Maximum distance of the fire sprinkler unit from the ceiling slab should be 300mm where
locations of sprinklers are covered by beams, a separate sprinkler must be provided to
satisfy NFPA 13 standards.

1.6.10 Maximum area of the fire sprinkler head (pendant or upright type) is equivalent to a room
with area of 18.6m. Irregular ceiling or ceiling with obstruction (not flat) shall be
subjected to the fire protection consultant approval.
1.6.11 Side wall sprinkler type shall be free from any obstructions like cove ceilings, electrical
fixtures, etch. Minimum distance from the top of sprinkler escutcheon to ceiling/fixture
shall be 50 mm.
1.6.12 Any installation near the sprinklers that might obstruct or affect the performance shall be
for approval of The Grove Engineering.
1.6.13 Fire pipelines shall be black iron (B.I.) pipes, Schedule 40 with first and final coating of
Safety Red paint. Pipes and fittings shall conform to ASTM, A53/A153.
1.6.14 All pipes shall be supported from hanger rods or brackets and independent from ceiling,
lighting fixtures and air duct supports.
1.6.15 Provide steel pipe sleeves on pipes penetrating concrete walls and floors.
1.6.16 Provide 10lb. 0 ozone depleting potential portable fire protection with multi-purpose
pressure gauge type fire extinguisher (UL-FM approved) visible within Unit Owner space
and within kitchen area.
1.6.17 Unit Owners Responsibility
Tenancy sprinkler layout design to suit Ordinary Hazard classification and
tenancy fit-out design
Cost for draining/charging of fire water line
System modifications and sprinkler installation in ceilings
Testing & Commissioning including criteria
Supply and installation of portable fire extinguishers to Fire Safety Engineers
approval

1.7

PLUMBING, DRAINAGE & SANITARY SYSTEM DESIGN CRITERIA

1.7.1

No changes on any existing sewer lines/water lines are allowed.

1.7.2

No relocation of sewer line provisions and under slab lines is allowed.

1.7.3

All potable and flushing waterlines and hot water lines shall be PPRC pipes.
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CWL PPRC PN20

HWL PPRC PN20

1.7.4

All sanitary waste and drainage lines shall be PVC Schedule 40 Size shall be equal to or
smaller than the tapping point.

1.7.5

All air vent lines shall be PVC pipes.

1.7.6

Any changes on valves or fittings shall be for approval by The Grove Engg. Once
approved, installed item will undergo pressure test, minimum of 4 hours prior to use and
shall be conducted by the owner or their contractor and witnessed by The Grove
Engineering.

1.7.7

Valves, fittings and accessories for CWL and plumbing fixtures shall have a minimum of
150 psig rating.

1.7.8

Unit Owners shall provide their own grease traps of 5 gallons capacity and grinders or
sinkerators for every sink installation. Specifications shall conform to the National
Plumbing Code. Central grease interceptors are located at the Ground floor.

1.7.9

No inter-tapping shall be allowed for sewer and drainage lines.

1.7.10 All sanitary lines, drainage, vent and domestic water lines shall be provided with proper
hangers and/or supports.
1.7.11 All floor clean-outs (FCO); clean-outs (CO) and all other plumbing stub-outs shall be
accessible for maintenance. A manhole shall be provided by the Unit Owner if such
installations are inside the ceiling.
1.7.12 Unit Owner shall be responsible for the installation of water supply pipe work from the
supply point isolating valve to tenancy fixtures.
1.7.13 Water heaters (6kw of capacity) shall be provided by the owner.
1.7.14 A check valve shall be provided by the owner before the water heater.
1.7.15 All water heaters to be installed shall be instantaneous of type and shall be compatible
to the provided provisions.
1.7.16 Water heater shall have an automatic thermal cut-off once it reaches 52-60 degrees
Celsius.
Design of plumbing and drainage system shall be in accordance with the Latest Edition
of the Plumbing Code of the Philippines.
1.8

NON-COMPLIANCE WITH THE ABOVE DESIGN CRITERIA

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1.8.1

Unit Owners Design Plans shall be subjected to re-submission, pending final approval
until all comments/rectification and requirements indicated on the Submitted plans are
complied with.

1.8.2

Rockwell Land Corporation reserves the right to modify / amend or provide additional
design guidelines should the needs arise.

1.8.3

Violations, non-compliance to these Guidelines shall form fines and penalties and basis
for forfeiture of Construction Cash Bond or Termination of Lease contract.

1.8.4

In addition to the forfeiture of the cash bond, the Unit Owner shall be liable for any actual
cost of damages or expenses incurred during construction in connection with his noncompliance with The Grove Design Criteria and Construction Guidelines.

XII. TURN-OVER TO UNIT OWNER

1.

The owners contractor shall conduct functionality and compliance test to all
mechanical, electrical, sanitary fixtures or lines and provisions in the unit. Any
malfunction, clog or pipe obstruction noticed, the owner or their chosen contractor shall
be held liable since provisions passed the testing procedures by contractors and
Rockwell Land prior to Turn-Over to the owner.

2.

The owner or their chosen contractor shall submit all the necessary permits
(Occupancy, Mechanical and Electrical Load Schedule signed and sealed by
Professional Engineers, etch)

3.

The owner or their chosen contractor shall submit all the sectional and as-built plans
of the renovated unit to The Grove Engineering and the Unit Owner.

4.

The owner or their chosen contractor shall submit a copy of Certificate of Completion
and Warranty to The Grove Engineering.

XIII. Punchlists after Unit Renovations / Warranty

VERSION 1.8
Please verify with the Property Management Office
for the most recent version of this document.

1.

Any damage by the unit owner or contractor to the unit shall not be part of the turnover warranty.

2.

It is the owners responsibility to ensure protection works indicated in the Comment

Sheet and monitor the activities of their chosen contractor.

3.

Reported punch lists after such works or renovation will undergo investigation to
determine liable party.

4.

Any alteration or additional affecting specific Architectural, Mechanical, Electrical,

Plumbing etch. provisions or systems will void the warranty and will be transferred to the
chosen contractor or the Unit Owner.

XV. GLOSSARY
1. Residential Line
Line establishing the residential area.
2. Closure Line
Line establishing the maximum relationship of closure doors to the lease line.
3. Demising Wall
Wall dividing individual Unit Owner spaces.
4. Premises
The residential area specified in the Unit Owners Contract to Sell Agreement.
5. Base Building Materials
Materials commonly used in the public areas of The Grove
6

Design Control Area

A designated area behind Lease Line in which Unit Owners should refer to Acceptable List
of Materials in this Criteria. In any case, the Rockwell Land Corporation has the right to
approval over materials, signage and fixtures over the entire area of the Unit.

VERSION 1.8
Please verify with the Property Management Office
for the most recent version of this document.