Elevators: Service Elevator (SE) button and Passenger Elevator 2 (PE2) on manual

Elevators:  Service Elevator (SE) button and Passenger Elevator 2 (PE2) on manual

Yesterday, I had forgotten to mention in a post that upon entering the Service Elevator during the afternoon, the Ground floor button would not stay lit.  It would blink quickly and then turn off.  We had to press the 4th Floor and B1 just in case it would not stop.  It stopped at the 4th Floor but I wanted to see what would happen at the Ground floor.  As expected, the elevator did not stop and went to the basement.  So back up we went pushing both the Ground and 4th Floor buttons.  Again the Ground floor blinked.  But surprise, with the button not lit going up it stopped on the Ground floor.  We reported this immediately to security.

Today, we see that PE2 is back to manual control.  Yes, and tell us why in the Annual Meeting booklet last year it was written Soho Central is better over the last year?  

Why would any potential RENTER want to rent at Soho Central?  Please let us know why you would and why you would not.  Why would any potential BUYER want to purchase at Soho Central?  Please let us know why you would and why you would not.

Elevators: A sick and pathetic situation

Elevators:  A sick and pathetic situation

The Unit Owners never anticipated such rotten elevators.  The mechanics have not been fixed.  The restoration of the entrances is UNACCEPTABLE.  How many renters have left due to the elevators alone?  How many Unit Owners fear for the safety of the elevators?  Yes, this situation is intolerable on many levels.

The entities involved with building Soho Central failed to give working elevators that should function properly.  Failed.  Turnover was in 2009.  It is now 2016.

This and much else in this building has and will give great pause to anyone considering renting or buying.  The investment has not lived up to all the talk.  Talk, talk and more talk and nothing but talk with no substance.

A line and packed elevators arriving in the lobby this evening with the few that are running.  This is no welcome for Unit Owners and no attraction for those considering renting.

Tasks

Tasks

These are among the tasks we expect the first elected Board of Directors to engage in and report on and to have open records for Unit Owners (“members”) as required in the corporate code. Please suggest additions.  Unit Owners (“members”) are to be allowed to witness all meetings.

* Audit accounting – as some posts have shown there are still old matters not understood and a review from a CPA on audited financial statements showed concern

* Examine all contracts – contracts for each service from the beginning to be copied and placed in a binder for easy access to Unit Owners

* Audit building construction

* Examine all unit files and list contents on sheet of paper as a log for each file

* Examine all corporate files and documents

* Examine all common areas of the building – this would include all cabinets, closets, rooms, etc.

* Copy all Board & Committee meeting minutes and resolutions for viewing in a binder

* Copy all Rules for viewing

* Audit all BIR matters such as VAT and official receipts from the beginning

* Examine and discuss daily, weekly, monthly and yearly cleaning needs

* Examine and discuss security, work done on CCTV and other security matters

Elevators: The Breaking Game

Elevators: The Breaking Game

Yes, last few days lines at times and elevators breaking then fixed breaking then fixed... Well, you all know then endless sick game and what we all purchased thinking there would be elevators that worked and so much more. We all got it, right? Yes, we all got the &%$.

Century City?

Century City?

Exactly what entities built our building?  What entities are responsible for the elevators?  Of course, what entities are responsible for the rotten restoration work being done on the entrances?

Joke Elevators: Did a micro black hole form in the lobby

Joke Elevators:  Did a micro black hole form in the lobby?

These were taken the day before yesterday showing the elevator button between PE4 and PE5 was missing in the lobby.  Perhaps a micro black hole formed behind the button sucking it into another realm where elevators are purchased that are good from the beginning functioning as they should with only expected maintenance needed.  Yes, they do need to print those nice green DEFECTIVE signs again.

Elevators: PE3 passed out

Elevators: PE3 passed out

Yes, PE3 was going nowhere with doors open earlier yesterday evening after buttons were being pushed as told. Guess what? Guess what we were sold? Just look at and think of all the building issues. What were we sold and what have we and do we deal with?

Elevators: PE5 with the new crop of DEFECTIVE notes

Elevators:  PE5 with the new crop of DEFECTIVE notes

From the other day, yes, these elevators are hopeless or are trying to match the MRT.

Real Estate Property Tax also known in Filipino as Amilyar

Real Estate Property Tax also known in Filipino as Amilyar (on individual Units not common areas of the building)

We believe that there are still some Unit Owners in the building and we know in other buildings in Metro Manila that do not know they owe real estate property tax on the unit itself. That must be paid by the Unit Owner or their representative at the appropriate city hall. The real estate property tax one may see in the bills from the condominium corporation is for the common property in the building not any individual units.

Someone witnessed a lot of complaints and arguments in Makati on this topic at their city hall.

I wonder why developers/builders do not tell buyers & Unit Owners about this clearly. I wonder why the cities do not also explain this completely. Is it also a reason why the developers/builders turn over as soon as possible even though the buildings are not fully complete so they do not have to pay the units' real estate property tax? As for the cities, is it possible they do not want taxes paid 100% since those are a lot of fines to collect?

Also, remember to tell Unit Owners to not only pay but to get a tax clearance form every year! It does not cost much and you build a record that you are fully paid. See, unlike some other nations payment does not begin with the first taxes not paid. Payment is made for the current year unless you tell them to look in the past. A friend found out about this at a city in the north part of Metro Manila. Real estate property taxes were owed in the past due to an adjustment made, after the fact, as to the revised property tax designations. The city said nothing for several years about the past added amounts for another several years prior to that. Of course, I found the change to be unethical as well as the treatment of the entire matter. But better to pay given the hassle and other factors that would enter. Need I tell anyone what those might be?

Elevators: More problems, endless problems

Elevators:  More problems, endless problems

Yesterday as Passenger Elevator 5 (PE5) stopped at lower floors all button lights shut off.  As the elevator doors shut on each of several floors, we had to push all the buttons once again only when the doors shut.

Upon returning at around 1PM this afternoon there was a problem with PE4.  Workers had to open the doors in the lobby to look up the shaft.  The light above the elevator doors had a G.  So the elevator must have been stuck somewhere just above.

Question:  How many incidents have there been in total?  Is there a complete record?  Why is the complete record of elevator incidents and study done by the engineering company and possible others not placed in a binder for viewing by Unit Owners who are "members" of the condominium corporation?

Is there an end in sight to the problems?  As for the mechanics, it does not seem to end.  As for the rotten restoration of the entrances that were demolished, there is a lot of work to be done.  As for the floors nears the elevators, what will be done about this problem?

Elevators: A disaster with no end in sight

Elevators:  A disaster with no end in sight

On Saturday, Passenger Elevator 4 (PE4), if the number is recalled correctly, had button lights go out as it stopped at various floors going up.  It was also noted that the Service Elevator (SE) had a DEFECTIVE button light taped up.  Yesterday, the Service Elevator was out of service.

Hallway floor tiles near elevators

Hallway floor tiles near elevators

All Unit Owners, please step on each floor tile near the elevators on your floor and tell us how many make noise or seem loose. The demolition of the entrances that involved drilling/hammering may have caused yet another problem. The 21st floor may serve as an example for you.

Once again, the statement made in the packet for the Annual meeting that it has gotten better at Soho Central over the previous year is a fantasy.

Legal Advice needed & IMPORTANT COMMENTS

IMPORTANT:  Please see two comments to this post when first published:  http://sohocentralcondominium.blogspot.com/2015/12/legal-advice-needed.html 

Here is a direct link opening the comments - http://sohocentralcondominium.blogspot.com/2015/12/legal-advice-needed.html?showComment=1451296773858#c1455972625247906248

Legal Advice needed

RE:  Second Amendment to the Soho Central Condominium Master Deed

Dear Lawyers,

We are unit owners at Soho Central Condominium in the area of Greenfield District in Mandaluyong.  While there had been rumors about connections being made to our building by breaching the walls to Twin Oaks condominium via some agreement in the past, no unit owner we know ever saw a copy of such an agreement or the Second Amendment to the Master Deed which we had to get copies since none were distributed.  

We only found out about the Second Amendment’s existence by a letter distributed to all mailboxes in the building regarding an Annotation to the Second Amendment this year.  You may view that letter at this link:

https://drive.google.com/file/d/0B0Sq5pyrVRznd3BraVBZUHp0TDg/view?usp=sharing 

We were never shown the second amendment prior to turnover and no unit owner since then was shown this document up until our discovery.  The lack of transparency for buyers and unit owners is now a concern for a document we view with sadness given that is was not shown or fully explained.

There was no mention at this year’s attempted Annual Meeting about this amendment even though someone on the Board must have known.

Was any buyer prior to turnover in 2009 told about or shown this second amendment?  We are not aware of any.

The following link is to the document obtained from HLURB with various papers.  There are also no reasons for approval by HLURB.  If that agency needs to approve, what are the reasons?

https://drive.google.com/file/d/0B0Sq5pyrVRznVFdfVUVCMUd1bUU/view?usp=sharing

There is mention of Annex A (land title) in the papers; that was not provided by HLURB and removed when making copies.  Here is that document - https://drive.google.com/file/d/0B0Sq5pyrVRznSjEzRlhWY0FvRlU/view?usp=sharing 

Turnover was in May/June 2009 and it took until November 7, 2012 for the transfer of title to take place.

Thank you for any advice.

Sincerely,
Unit Owner name(s)

Call for 2016 Candidates for the Board of Directors

Call for 2016 Candidates for the Board of Directors

We need candidates who will be the first elected members of the Board of Directors by Unit Owners ("members").

We seek candidates for the 2016 Annual Meeting, called "regular meeting" in the law. Those of us who have been discussing the serious problems with the building seek Unit Owners ("members" of the condominium corporation under the law) who are full-time residents of the building. We seek those who will support and conduct open meetings of the Board and its committees so as to allow "members" to witness the meetings and to ask questions when appropriate in properly conducted meetings. We seek candidates who will first seek opinions at meetings prior to making major expenditures.

The commercial area has three reserved nominations as does the residential area. There is one additional seat for nomination by both. All residential Unit Owners and commercial unit owners cast their square-meter ballots for all candidates. No board member has ever been elected by the Unit Owners. Some may recall the only "regular meeting" in 2011 with a quorum where the election was never finalized. At that meeting some think there was a vote. Not according to the law and Master Deed as I read it. The meeting had the rule one vote per unit. That was not legal. That was further compounded by an acclamation to allow three candidates to be seated. How would one count the vote to see if there was even a majority. Anyway, the voting rule was illegal. Mixed-use buildings are to have votes by square meters owned.

We seek candidates who are aware of the serious situation of the building regarding its status, condition, etc. We seek candidates that know their rights as unit owners ("members"). We seek candidates' using their honesty and sincerity dedicated to perform for the good of all "members."

A PROXY for the Annual Meeting on Friday, August 26, 2016 & REPRESENTATION

A PROXY for the Annual Meeting on Friday, August 26, 2016 & REPRESENTATION

(at ____ PM on the 4th Floor in the Function Room of Soho Central)

The attached is a basic Proxy form with what is required in the By-Laws but nothing that gives power to those other than the proxy or contradicts the By-Laws.  There is also a basic Representation form as required for those units with more than one owner.  You may make adjustments as needed and please make any suggestions as for changes.

When filling this out make sure to keep a copy that has been stamped & acknowledged received or request a confirmation if emailing.

(Click here for a .pdf of the pages below.)

SCCC By-Laws' Official Announcement - 2016 Annual Meeting

SCCC By-Laws' Official Announcement - 2016 Annual Meeting

The Annual Meeting will take place on Friday, August 26 for the 2016 Annual Meeting as called for in the Soho Central Condominium Corporation's By-Laws.

By-Laws of Soho Central Condominium Corporation - Meetings of Members

"Section 5. Annual Meeting. -The annual meeting of the members of the corporation for the election of directors/trustees and such other matters pertaining to the corporation shall be held at the principal office of the corporation at Mandaluyong City, Philippines or at such other place that the Board may determine, on the Last Friday of August of each year. Should a scheduled meeting be a legal holiday, the annual meeting shall be held on the next succeeding business day at the same place and time."

"Section 8. Proxy. – Any member or representative as defined in Section 4 hereof, may be represented by a proxy in all the meetings of the members of the corporation. The proxy must be in writing, designating the representative by name, signed by the member or the representative and duly presented to the Secretary for inspection and recording before the opening of the meeting.

Proxies shall be valid only either for the next annual or special meeting after the execution of the proxy or any adjournment thereof. The presence of the member at the meeting shall revoke the proxy heretofore executed by him and such member shall be entitled to vote at such meeting in the same manner and with the same effect as if he had not executed a proxy."

***

READ this section carefully. So besides the proxy to submit in writing as instructed above for those not attending, where there is joint ownership have a written statement signed by all the particular Unit Owners submitted to the corporation’s Secretary via the Soho Central Condominium Corporation Administration office in the building if prior to the meeting for representation as stated below.

"Section 4. Representation. – In cases where a unit is owned in common by two or more persons, they shall determine one (1) from among themselves, who shall represent them in the corporation. Except for the purpose of liquidation in case of dissolution, the representative designated shall be considered as members representing the unit for all purposes, in all matters related to the corporation, including service of notice of assessment and meetings, grant of proxies, voting on any matter, and the like. In cases of corporation, trust, or partnership, its authorized officers shall designate who should represent it in the corporation. In all the foregoing instances, the person duly designated (as) representative must be registered with the corporation by filing a written designation with the Secretary of the Corporation."

***

BATAS PAMBANSA BLG. 68
THE CORPORATION CODE OF THE PHILIPPINES

TITLE VI — MEETINGS

SECTION 50. Regular and special meetings of stockholders or members. — Regular meetings of stockholders or members shall be held annually on a date fixed in the by-laws, or if not so fixed, on any date in April of every year as determined by the board of directors or trustees: Provided, That written notice of regular meetings shall be sent to all stockholders or members of record at least two (2) weeks prior to the meeting, unless a different period is required by the by-laws. 

Special meetings of stockholders or members shall be held at any time deemed necessary or as provided in the by-laws: Provided, however, That at least one (1) week written notice shall be sent to all stockholders or members, unless otherwise provided in the by-laws. 

Notice of any meeting may be waived, expressly or impliedly, by any stockholder or member. 

Whenever, for any cause, there is no person authorized to call a meeting, the Securities and Exchange Commission, upon petition of a stockholder or member on a showing of good cause therefor, may issue an order to the petitioning stockholder or member directing him to call a meeting of the corporation by giving proper notice required by this Code or by the by-laws. The petitioning stockholder or member shall preside thereat until at least a majority of the stockholders or members present have chosen one of their number as presiding officer. (24, 26)