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Cottage Settlements for Georgia's New IDPs: Accountability in Aid and Construction Accountability in Aid and Construction

27 April 2010

Overview

· Assessment of cottage quality Assessment of cottage quality · Overview of construction costs and process · G Government accountability mechanisms bili h i

­ MDF ­ Mtskheta municipality

Background

· 3 963 cottages built ­ 32% MDF 68% 3,963 cottages built 32% MDF, 68% Mstkheta municipality · 13 876 IDPs 13,876 IDPs · Built between September and December 2008 · Average cost per cottage: GEL 27,800 · Total cost: GEL 133.3 million (USD 94.5m) ( ) · Financed by World Bank and European Commission

Assessment of Cottage Quality: Methodology h d l

Settlement Karaleti Khurvaleti Shavshvebi Skra Berbuki Akhalsopeli Mar 2009 X X X X X Dec 2009 X X X

X

Assessment of Cottage Quality: Findings d

· Structural integrity of cottages is sound Structural integrity of cottages is sound · March `09: almost all houses had a "non minor defect due to fast building pace and minor" defect due to fast building pace and use of wet materials in construction · December `09: problems persisted, therefore December 09: problems persisted, therefore not due to fast pace of construction or wet building materials · Architectural design and short planning period the main cause

Assessment of Cottage Quality: Further findings h f d

· Architectural design elements: Architectural design elements:

­ Thickness of cottage walls ­ 20cm ­ Cement "skirt" Cement skirt ­ Rain gutters and overhanging roofs ­ I l ti Insulation and preventing mold and moisture d ti ld d it

· Energy costs

Construction costs and process Construction costs and process

· Who decided to build the cottages? Who decided to build the cottages? · Who tendered the architectural design? · No open tender to select construction d l i companies · Was this emergency shelter or longterm, durable shelter?

Cottages built by MDF and Mtskheta municipality l

MDF

# companies contracted # cottages built Average cost per cottage Average cottage cost, including infrastructure Average settlement size g

14 1,263 (32%) 27,183 GEL 29,324 GEL 126

Mtskheta municipality 1 2,700 (68%) 28,200 GEL 35,275 GEL 900

Cottage costs: MDF

Settlement Construction Company Berbuki Ltd Lazo Invest Skra Ltd Nola Ltd Nola Shavshvebi JSC Tbilmretsvmsheni3 Ltd Oda Ltd RTG Ltd RTG Ltd Goni Ltd Imereti2000 Ltd Mshenebeli 80 Khurvaleti JSC Samsheneblotresti #3 Ltd Intermsheni A&P Karaleti & Ltd Aksmsheni & Ltd Aksmsheni Tsmindatskal Ltd Planeta i Ltd BlockGeorgia Teliani Ltd Planeta Metekhi Ltd Planeta Akhalsopeli Ltd Axsisi Mokhisi JSC Inzhmsheni # cottages 134 86 27 30 30 30 30 30 100 39 162 158 160 54 35 100 58 Contract amount Cost per cottage (GEL) (GEL) 3,518,450 26,257 2,278,602 2 278 602 26,495 26 495 722,752 26,769 824,479 27,483 813,312 813 312 27,110 27 110 797,793 26,593 809,855 26,995 821,933 27,398 2,672,385 1,042,230 4,531,605 4 531 605 4,433,783 4,505,067 1,417,906 919,013 2,706,824 1,534,448 26,724 26,724 27,973 27 973 28,062 28,157 26,258 26,258 27,068 26,456

Cottage costs: Mtskheta Cottage costs: Mtskheta municipality

Settlement Tserovani Tsilkani Prezeti Construction Company New Energy New Energy New Energy # cottages 2,000 400 300 Contract Cost per amount (GEL) cottage (GEL) 56,400,000 28,200 11,280,000 28,200 8,460,000 28,200

Infrastructure: MDF

Settlement Akhalsopeli Berbuki Karaleti and Tsmindatskali Construction Company CMC, Ltd Tskalcanalremmsheni, Ltd LazoInvest, Ltd ElRio, Ltd Akmssheni, Ltd Block Georgia, Ltd Planeta, Ltd ElRio, Ltd ElRio, Ltd Planeta, Ltd , Tskalcanalremmsheni, Ltd Ijhmsheni, JSC Tskalcanalremmsheni, Ltd Tskalcanalremmsheni, Ltd Tskalcanalremmsheni Ltd Imereti, Ltd ElRio, Ltd Nola, Ltd ElRio, Ltd El Rio Ltd Planeta, Ltd Tskalcanalremmsheni, Ltd Tskalcanalremmsheni, Ltd Contract amount Description of works (GEL) 50,000Access Roads 100,073Water supply 147,837Access Roads 109,870Water supply 91,492Access Roads 111,475Access Roads 117,436Access Roads 742,770Water supply and Sewage 77,900Water supply 32,004Access Roads , 58,152Water supply 32,773Access Roads 63,752Water supply 470,768Water supply 470 768Water supply 244,963Access Roads 105,030Water supply 68,927Access Roads 78,100Water supply 78 100Water supply 34,556Access Roads 416,506Water supply 264,074Water supply

Khurvaleti Metekhi Mokhisi Prezeti Shavshvebi Skra Teliani Tsilkani

Infrastructure: Mtskheta Infrastructure: Mtskheta municipality

Settlement Tserovani, Tsilkani, Prezeti Construction Company C New Energy, Ltd Contract amount Description of works (GEL) 17,300,000Road infrastructure, designing houses, water supply, sewage pp y, g system 800,000Construction of sewage cleaning building (II stage) b ildi (II t )

Tserovani

New Energy, Ltd

Summary: Cottage and Infrastructure Costs

· Total cottage costs:

­ MDF: GEL 34,350,437 ­ Mtskheta municipality: GEL 76,140,000

· Total infrastructure costs:

­ MDF: GEL 2,686,661 ­ Mtskheta municipality: GEL 19,098,916

· Combined costs: GEL 110.5m (USD 78.4m)

­ MDF: GEL 37,037,099 ­ Mtskheta municipality: GEL 95,328,915

Variation from the mean by cottage

Settlement Akhalsopeli Berbuki Karaleti & Tsmindatskali Khurvaleti Metekhi Mokhisi M khi i Shavshvebi Skra Teliani Tserovani, Tsilkani and Prezeti All settlements Total cost (GEL) 2,856,897 2 856 897 3,668,523 14,533,627 3,792,515 1,009,170 1,630,973 6 5,140,117 2,536,309 1,868,968 95,238,916 132,276,015 Average cottage cost (GEL) 28,569 28 569 27,377 30,278 27,284 28,833 28,120 8 29,040 29,492 34,611 Managing agency MDF MDF MDF MDF MDF MDF MDF MDF iff Difference above/below the mean (%) 4 10 11 5 3 3 2 15 2 18

MDF Mtskheta 35,274 Municipality 29,888

Monitoring and accountability mechanisms: MDF h

· Supervisory engineer for each contract Supervisory engineer for each contract · 1year liability period, ended in Dec 2009 · Defects/signature lists f /i li

Liability of construction companies Liability of construction companies

· 1year liability period · Examples:

Poor installation of doors and windows Concrete staircases that are crumbling (probably because mix of cement and other materials was badly done) i f t d th t i l b dl d ) Missing construction materials (i.e. wooden support beams in the floors) Cracks in exterior plaster Leaking roofs Broken door and window handles

Not liable for problems due to flaws in architectural design, building speed (i.e. interior walls, moisture and damp)

Sample MDF defects/signature list

TI Georgia verification of MDF repairs

House 1 2 3 4 5 6 7 8 9 10 11 12 Construction Company Construction Trust No 3 No. Construction Trust No. 3 Construction Trust No 3 No. Construction Trust No. 3 Construction Trust No. 3 Construction Trust No. 3 Construction Trust No. 3 Construction Trust No. 3 Construction Trust No. 3 Intermsheni A&P, LLC Intermsheni A&P LLC I t h i A&P, Intermsheni A&P, LLC Actual repairs match those documented by MDF monitors? Fully repaired Partially repaired (MDF documentation is incorrect) Partially repaired Partially repaired Fully repaired Partially repaired Fully repaired Fully repaired y p Partially repaired Partially repaired Fully F ll repaired i d Fully repaired

Summary: MDF accountability and monitoring mechanisms h

1. Weak initial documentation and follow up 1 Weak initial documentation and followup verification 2. Incomplete work and negligence by 2 Incomplete work and negligence by construction companies, even after MDF's monitoring 3. Provision of signatures is not a final verification ifi i

Monitoring and accountability mechanisms: Mtskheta municipality h kh l

· Outsourced monitoring to Experti, Ltd. Outsou ced o to g to pe t , td.

­ Two individuals

· Final evaluation commission was not independent:

­ Chief of Staff of MM, 2 reps from MM procurement services, MM's Agency of Economy and Infrastructure i MM' A fE dI f Development and Experti Ltd.

· Process for collecting information about defects Process for collecting information about defects was more ad hoc e ects st: docu e ts p ob e s 389 cottages · Defects list: documents problems in 389 cottages

Conclusions

· Main problems in the settlements were due to Main problems in the settlements were due to architectural design and short planning period · Very little information about the process and Very little information about the process and how/why decisions were made · Donors, by funding these initiatives, play a Donors, by funding these initiatives, play a large role in promoting greater access to information and transparent decisionmaking · Questions about who paid for cottages built by Mtskheta municipality remain

Information

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