Faucets and other little things

Faucets and other little things

Are they little things compared to all the other issues?  Imagine all the ads, past and present, showing wonderful idyllic condominiums with so many imaginary promises only met with cheap cost-cutting reality to hit the buyers and Unit Owners as time goes by and value is in question.

We had already replaced and fixed the bathroom towel racks.  Yes, so cheap not placing plastic anchors into the drywall to secure the screws for the towel racks.  I guess some centavo-counting accountants were busy figuring out how to save with every piece and every movement in the construction.  Screws into drywall.  Imagine.

We will point to the other matters as we recall the other items and will report on future little things to be repaired and actually brought up to the standard seen in all the ads enticing the innocent.

The following are photos of the kitchen faucet in one of our units which corroded underneath the upper arm.  How much did it save buying this brand?  How much was made?

We had also replaced the faucet in our other unit avoiding the sprinkler that would form from the defective manufacturer used.

We had also replaced the shower faucet prior to this in the same unit since the handle was freezing upgrading to better quality.  Seek out all those ads with idyllic pictures and videos.  See all such propaganda many developers/builders hit the subconscious with then showing closer-to-reality pictures and then model units are shown followed by the actual unit upon turnover.  Of course, there are problems many encounter at turnover to even inspect the unit without signing this or that form.  But, the original hope and dream are still in the background clouding the reality.  Reality is left for the future when we all suffer.

WARN EVERYONE!

Lawyer when Buying Condominium Units in the Philippines

Lawyer when Buying Condominium Units in the Philippines

I have written and spoken about this in the past.  For those in nations where it is the norm if not required as in some US states, you must do it here as if it were required.  You will save money spending now instead of much more for the various problems in the future.  Prior to closing get a lawyer to review papers you may be given, demand documents you have not been given and tell you what you need to know about your purchase in all that fine print.

The following is a lawyer with a proven record in her work obtaining freedom for Bel-Air Soho in Makati.

Clarrisa A.Castro

Attorney and Counselor-at-Law

President, Integrated Bar of the Philippines

Caloocan-Malabon-Navotas Chapter (1999-2001)

Director, Philippine Trial Lawyers Association

Phone:  0918-944-7518

Email:  attorneyclaire@gmail.com

Telefax:  410-7624

assistant Gie:  0918-567-7801 / gie2000986@yahoo.com

Atty. Claire is also a licensed real estate broker.

Mailbox Mess

Mailbox Mess

Will the mailbox mess ever end?  Decisions were made without Unit Owner knowledge or consent or witness of Board meetings.  Our money is used and we are treated as children to just watch the mismanaging.  Unit Owners have discussed the mail and privacy and delivery since we arrived.  The construction of the mailboxes were a surprise joke to us. A sick joke it seems given the mess.

How much did they cost?  Who were all the bidders and what were the amounts of the bids?  What Board meeting approved and are there Minutes and a Resolution reflecting this?  Where are copies?

I have seen and talked and written about prefabricated mailboxes.  But we will never know why the failed decision was made.  Yes, this is another failure in the building we all suffer with as well as other problems.

Here are pictures of another nightmare we live with for those not in residence.  Values will not increase with this additional disaster.

These first three photos are the temporary boxes that seem permanent.  Notice they are there for all to see and pick from at will in the lobby.  Feel secure and private with your mail?

The photos below are the defective mailboxes that were constructed in the lobby with toxic fumes and all.  Where is reason and sense?  SOS to all Unit Owners and government agencies!

Those Pesky Master Deeds

Those Pesky Master Deeds

As Armando Ang wrote in an article and book, Guide to Homeownership, developers do not want buyers and Unit Owners to see the Master Deed and By-Laws of their building.  The next hindrance after ignoring their existence is to demand that a request be put in writing.

If you have a Master Deed and/or By-Laws for a Century Properties aka Meridien project, send me a copy, and I will post it online for everyone - http://sohocentralcondominium.blogspot.com/2013/03/master-deeds-comparative-analysis.html

I was told Unit Owners had to request documents for Gramercy.  If there are more, let us know.

Gramercy Residences - Deed; Amendment; 2nd Amendment  other docs:  Rules & Regulations

*Soho Central's had a majority vote needed to amend while this project's deed requires 2/3.  I read in the Condominium Act that only a majority is needed.  This needs verification and questioning if true.

Always remember, just because something is in the Master Deed or By-Laws does not necessarily mean it is legal.  Check the dates of any amendments against the date the sale of units started.  Once getting these dates and other information seek advice from the HLURB and Justice Department if you have a serious concern and always consult a lawyer.  Spend money on legal advice before the purchase to avoid a major financial problem later.

READ Ang's book!  Here is a quote among the 516 pages from page 15-16:

"One of the well-kept secret of the developers is not to show the documents that could turn off prospective buyers until it is too late for them to complain.  These documents include the contract to sell, the deed of sale, the master deeds and the deed of restrictions.  Many of the provisions are one-sided and served to perpetuate the power of the developer over the buyers for years to come."

We have two sealed copies of the book we will exchange for the purchase price in case you cannot locate the book.  It was 700 pesos at National.

Elevator or Secret Closet?

Elevator or Secret Closet?

Ryan caught a precious moment seeing inside the service elevator from the lobby.  Does anyone recall the service elevator?  Between the developer and managing of the building, when will this elevator be fully installed and operational?  Wait for the lovely shots taken of the entrances.  Those will give a warm fuzzy feeling of discomfort and misery during this holiday season.

Or is it the garbage chute we were never told about?

A Fiction

A Fiction

I had heard someone talk about the "Steering Committee" and RAC (Residential Areas Committee) in the same breath and had to stop and make very clear what was wrong in the "RAC 2nd Quarter Report."

The following is from the initial paragraph under the heading of Elevators:

"This is a long story that started from the time of occupancy of our units when the elevators were used on a regular basis. Over the years, the RAC (and its predecessor group called "Steering Committee") had had several meetings with MDGI, the Otis people, CPMI and even with the Soho Central Condo Board. The RAC was formally constituted in November 2012 and one of its earliest acts was to make a formal demand on MDGI to repair the elevators..."

Of course, the first sentence is obvious since the elevators would be in regular use once the building was occupied and would continue to be used regularly unless they were all shut down.  Well, some are and others have been shut down with the continuing disaster.

But, starting with the second sentence it should be clear that the "Steering Committee" to my knowledge was not organized as a legal entity.  From what I was told there was a group of Unit Owners who met at the time of turnover when in the building and they created this group.  I was also told that most who were voted to lead the group left their positions since they were leaving the country or for other reasons.  I was also told only one person had remained in this group from the beginning.

The RAC is mentioned in the Master Deed and the By-Laws of the Soho Central Condominium Corporation (SCCC).  But, a "Steering Committee" is not mentioned.  Calling it a "predecessor" would imply some sort of legal connection.  If so, what would that be?

It should also be noted that various Unit Owners reached out to various entities over time concerning the elevators as we are once again doing since the repair job is awful.  The elevators have been in a perpetual state of installation and their finally being installed completely and properly must be done. 

Odd Standard Procedure

Odd Standard Procedure

Why is there a standard procedure to overpay contractors?

And more curious, when and where do the refunds go?

Or, have there ever been refunds on the overpayments?  If not, why not?

Oh, we have asked many, many questions in the past with no answers.  Then we asked again clearly and sternly since we were ignored again met with no answers.  Then we wrote some letters and asked again but were met with no answers.  Then we wrote 17 letters and then all units were given an open letter at the expense of the condominium corporation which was also distributed via email showing no answers.

As we and others are now telling buyers and Unit Owners be very careful and get yourself a lawyer before it is too late.