The Condo Games

The Condo Games

Yes, a name inspired by a recent film.  What is the game here?  I have developed a theory based upon the actions taken as a whole prior to and the subsequent buying of a condo with the final and long-lasting experience of developer control.

Condo units in the Philippines for most projects and perhaps all are de facto trusts and not true ownership.  The projects once turned over become condominium corporations with developer controlled Boards slowly grooming selected Unit Owners for appointment prior to elections.

The Games continue during this long period of several years with the corporations treated as cash cows for milking.  When the milking ends a building may be in such disrepair and deficient in its construction that years and much money are needed for refurbishing if possible.

The endpoint is for the building to be completely renovated or sold.  The closer one comes to this event sees values dropping with Unit Owners losing and not gaining on their investments.  This financial evaluation was done in a previous post.

So who wins in the end?  Developers once again lay claim to the prize of property to be redeveloped and sold for the process to begin anew.

Welcome to a new world.

Dangerous Liquids

UPDATE (05.07.13):  I was just told this afternoon that the Property Manager was not made aware of the situation.  Of course, not all events are going to be told to the Property Manager.  BUT, such an event is reportable.  I sought the head of security and then when returning to the building was told he was then with the Property Manager.  I assume a full report is now being made.  Assume?  Will those that allowed the instrument to be brought into the building be questioned?  What action will take place?  So many secrets and secret meetings and secret decisions with OUR MONEY.
UPDATE (05.02.13):  I was told yesterday that the excuse now is that the instrument was being held in the lobby at the concierge desk.  Oh, given the recent RAC report the front desk as they refer to it is now what may be called the back-off desk.  Anyway, no full explanation or proof has been given for where it was being held or stored.  The video cameras in the lobby may give evidence but have not been shown.  No matter, the instrument should not have been in any part of the residential area of the building much less commercial.  I will still report the incident.

Dangerous Liquids

Last night (04.27.13) around midnight on my own personal watch still seeking those vast criminals the Board and their Residential Areas Committee have determined are out there somewhere requiring the Big Gun, I saw something very interesting.  No, not criminals but let me write an instrument leaving the building.  I do not want to focus on the resident(s) be they Unit Owners or tenants at this point so I use the word instrument as a general term.

This instrument for its purpose contains a very flammable liquid.  It came from the lobby doors out to the front and down the stairs.

My question is who from Century Properties Management Inc or the security force which is under their immediate command structure of the corporation let the instrument into the building's residential areas?

I have been told by another Unit Owner to report it to the insurance companies.  I will.  What other serious substances were permitted into the building?

from the Rules & Regulations of the Soho Central Condominium:

2.2  Please do not bring into your unit or into the building(s) any of the following: a) flammable, hazardous, combustible or explosive fluids, materials, chemicals or substances; b) other dangerous objects or articles which SCCC may reasonably prohibit or which may increase the rate of insurance of the building(s).

Doing so will make you liable for all damages which such violation may cause to the building(s), other units, to your fellow unit owners, occupants and/or tenants, and to any increase in the insurance that may result from such acts.

Letter e.

UPDATE (04/29/13):  I have just been reported to that at least some, if not many, of those buyers from Gramercy were not fully aware of Letter e.  This is a serious problem.  All those buying any real estate in the Philippines must read ALL documents fully and carefully.  If there are any questions, have legal assistance here or in your home country to understand or sort out any legal questions.  Oh, it also seems there was once again no joy for my posting what is fact.  Always recall the famous quote from Meridien/Century Properties representative, "Don't insult me with the facts."

Letter e.

I know you may ask what is letter e?  Letter e. seems to be a way out for construction which is deficient.  Is this knowingly or unknowingly?  The first sentence is quite specific while the second sentence backtracks a bit but once again addresses possible defective construction.  What is going on?  What does Century Properties know?

When I first heard about this, I made a comparison to another product.  Imagine you go to a car dealer and the Contract to Sell has such a clause.  The car's breaks then fail and you are paralyzed from the neck down.  You sue and in court their lawyer points to your signature on the contract and then has you read Letter e. in between breaths from your air supply from the wheelchair.

Will these theoretical lawyers then claim to the court that you have no right to sue?  They can then attempt to assist you in fixing the car that you are no longer able to drive due to being paralyzed.  Insane, right?

So how many people read Letter e?  How many buyers crossed it out stating that such nonsense or crap would not be in any contract they sign?

"e.  The BUYER, his heirs, successors and assigns, hereby holds the SELLER, its successors and assignes free and harmless from any claim or action of whatever nature and kind which may arise out of, may be due to, or may be caused by any construction deficiency.  However, the SELLER shall provide assistance to the BUYER in case the latter shall proceed against the suppliers, engineers, architects, independent contractors, sub-contractors and designers for their defective workmanship, design and materials, if any."

 

(Click here for a .pdf of the above insane contract.)

Bel-Air Soho Interior Condition

Bel-Air Soho Interior Condition

I post these photos below as a warning to those in our building, Soho Central.  Think, they had Century Properties Management Inc (CPMI) with a familiar Board structure and this is the condition their building fell into after eight years.  What will or has become of our building since turnover in 2009?

I know there have been complaints here as to cleanliness even from some appointed.  But, the problem of clean walls and other issues such as trim rotting has been taking place.  Some repairs have been made, but take a walk up the stairs to the 40th floor roof seeing what happened to a painting that took place after exterior water problems were supposedly fixed.

Much more may be said about our building's condition but the pictures below give the best warning for our possible future.  Or, is future past?

I was told they pay 98 pesos per square meter with a 500 peso per unit additional charge versus our 65 pesos.  For that monthly dues they receive such conditions after eight years.  Time for us to think and think hard, act and act now.

Bel-Air Soho Management Change

Bel-Air Soho Management Change

This post will be added to....please see previous message on "CPMI Ordered Out!"

I have now been told that upon takeover of the management after a second Court Order was presented, files and records have been deleted.  Who has done this is not known at this time.  If anyone has any information as to who may have destroyed this property, please report it to all three of these agencies:  the police, the Justice Department and HLURB.  Make a physical report to each of these agencies if you have any information on who may be responsible for the destruction of this property.

In the US, such property destruction may be civil and/or criminal infractions of the law.  Property of Bel-Air would be considered private versus records of a government agency which would be public carrying, perhaps, different penalties.  Given that turnover of the office took place under two Court Orders, I do not know if this is possible destruction of public or private property.

I will speak with a friend who has a Masters in computer security asking what steps need to be taken to secure the system.  I encourage all Unit Owners to ask their management offices and Board of Directors what steps they are taking to protect files and records.  Also, ask if the insurance policies cover purposeful destruction and other damage to records.

Why would anyone want to delete files or records?

I was sent the following comments by those who was also alerted to this situation:

First person:  "XXX is erasing my mail.  The court order sent to me the other day has vanished.  It has happened before.  Their friends in XXX do this for them.  Be aware."

comment:  I have spoken in the past with a friend about security.  Everyone must have among the best anti-virus and anti-all abusive activity software sold.  Update it every time you go online.  Scan regularly!  Passwords as I heard a computer expert state on the radio online must be at least 12 characters with numbers, symbols such as * and letters in upper and lower case.  Current algorithms cannot break the password.  Never store passwords on your computer.  Never stay logged in and uncheck this at sites that have it automatically checked.  Change passwords regularly.  Never use the same password for each website.  Do not create passwords with personal information.

Second person: 

Corruption, here too

Corruption, here too

I had a friend in New York who grew up in very difficult circumstances in Brooklyn almost starving, witnessing rape as a child in his neighborhood and you can imagine the rest.  He was an insomniac and would walk the streets of Manhattan.  Among his many interesting observations he noticed all the drug dealing corners.  He was so opposed to drugs due to his early childhood he would suffer headaches without a simple aspirin.

In his many walks, he decided to map the drug dealing corners after many observations.  Once he had a section of Manhattan mapped he presented the information to the police.  Yes, corruption exists in all nations.  Nothing was done – ever.

Now to Makati, Metro Manila last week, an activist for Unit Owners who is a caretaker was attacked after taking the jeepney from the Fort to Guadalupe near EDSA.  She took the pathway near Jollibee where she was approached by two women – one about 17 and the other older.  They tried to take her bags demanding her to release them which she would not do.  They cut one arm three times and the other four along with other smaller cuts.

She pushed the one younger girl to the ground and a woman stranger stepped on the girl’s face.  Unfortunately, the girl was able to get up and run away.  The other woman was hit by a male stranger and she ran away, too.

Bleeding she went to the local police station.  Yes, here begins the corruption in Metro Manila.  The police did not invite her in for comfort but asked why she was walking where she was since there are criminals there.  She was shocked by their indifference and stated that that is the path in the area.  She asked the police what commission they get from such robberies.

I have heard many other such stories about the police here and doing a web search found international human rights organizations reporting on police torture in the Philippines even here in Manila.

So this is another reason for anyone coming to the Philippines to think more than twice and watch their surroundings always trying to travel with others taking the safest transportation possible.  Oh, taxis are not always the safest since robberies, as I have been told, are set up in cooperation with some drivers.

It’s More Fun in the Philippines.

Return of the Big Gun

Return of the Big Gun

Why is the Big Gun back?  Have Unit Owners done something to upset the controllers?  What did we do wrong?  If anyone knows what we did wrong to have the Big Gun return, please let us know what the controllers fear.

I was out front until 2AM for a couple of hours after checking earlier and was not able to find any criminals waiting to attack Soho Central.