Plan, plan and plan some more

QUESTION: Is Stonewall Central a better name for the property? UPDATE (click): 2012 Audited Financial Statements
UPDATE (click): 2013 Annual Meeting packet
UPDATE (click): 2013 Special Meeting packet
AUDITED FINANCIAL STATEMENTS ANALYSIS 2009-2012 (click): A CPA analysis of SOHO Central Condominium Corporation's Audited Financial Statements

The Fantasy Vision
Does everyone remember this among the wonderful ads and brochures and how about the salespeople and what they told us. I hear such fantasies continue. So after watching and remembering, cry and then laugh at the truth that is being exposed.

And, if the above is not enough and you need elevated blood pressure, here is the project's brochure.

Many posts are still issues and need to be read once again. At this main hub of postings watch for new posts and updates. Please get involved by spreading the word as to the issues here. We must document all that is taking place. Many documents need retrieval and assistance is needed in getting them scanned and posted.

Monday, March 31, 2014

Hallway lights are still turned on after many months

The comments and quarterly report below was posted last year in August. The lights when half are turned off are then all turned back on by the guards. Seems there is still a problem with communication.

I had written about the sentence in bold with a warning to Unit Owners about not attending the Annual Meeting. But then at the Special Meeting the amendment which was introduced at the prior year's Annual Meeting was reintroduced to give power to do just that, give votes to the developer controlled Board. So why was this written in the report when the amendment had not been voted upon and then submit it again after such a warning? So many questions for an unknown Board.

***

They claim an idea which Ryan & I have been practicing since first arriving. The lights in the hallways are a little much and use power. Did they not communicate this idea we have been practicing and they now suggest to the security guards?

This also brings up communication between Board and management who then need to communicate with the security guards. Why? They turn all of the lights back on when we turn half off providing enough light. Yes, just like an old comedy.

...

The DEVELOPER CANNOT VOTE YOUR SHARES! Why do they write "The consequence of not attending and not submitting a proxy is that the developer can now legally vote your shares."? If this were true, the ploy on the proxy form giving the Chair your vote would not be needed. Also, a quorum would have been automatic at all past meetings.

...

Emergency Signs and no Fire Drills

I had written and more often spoken about the signs and prior to that the lack of proper identification of previous signs. But, the main sign at the elevator lobbies is still lacking in properly explaining what the exits are much less that the one exit leads back into the building. It should be avoided unless there is no way to the others. This reminds me, is the stairwell door still locked to the one rooftop?

I have posted the current and past signs from the elevator lobby areas along with the signs from the doors. By the way, these signs appeared after I was talking about the problem with the main one and where the stairwells lead. So much Unit Owners would add perhaps being given credit for if only the assumed seats on the Board would let us in to the secret & private meetings.

Shared Balconies at Gramercy, too?

I know some were surprised to hear about the shared balconies with their inherent security and privacy issues at Knightsbridge. But, when visiting a unit at Gramercy, I discovered what a friend had not noticed about their strangely, if not nonsensical, divided balcony. It was not only divided preventing cleaning unless unscrewing the hinges on the window due to the blocked access from a glass divider, but shared a window with an unused air conditioning slot from another unit.

I had noticed the bedroom air conditioner in the unit I was in and then I saw the other unused slot and thought it was odd to have two for a bedroom. After going back inside and then outside, I called my friend and said something is amiss. I had not heard about this for Gramercy. These buildings are supposed to be upscale from Soho Central and the other buildings associated with Soho Central in the climb to glory?

If I was a Unit Owner there, I would not only protest but get a glass cutter so I could clean the balcony. Who designed it this way? Did the buyers know? Was there an effort to tell them? I am getting the impression from the history of ads and disclaimers which appear to be contrary to law that buying a unit is just relying upon the fantasy only to await the unexpected potluck feast. But who and what is being served.

First for a little humor before hard hitting reality on what the millions of pesos paid for:

A Gramercy balcony followed by the TV they got which seems to be a computer monitor posing as a TV. Well, it is flat screen as was advertised for us though we got, as one Unit Owner observed, a pregnant flat screen TV. How much was the charge for that and much was the cost to the company? Someone found out how much some of the furnishings cost the company compared to what we were charged for fully furnished units. I guess I need to do a post on that so all the horrors are known.

Yes, those are cigarette butts from the unknown with no way to clean unless removing hinges or climbing very carefully on railing around the glass.

Now do not tell me they did not have a smaller one.

Friday, March 28, 2014

Gramercy By-Laws

We are still seeking all other documents for the various condominium corporations so that Unit Owners will have access without the expense and hassles many such as ourselves have experienced and continue to experience. Please contact us for the retrieving of documents. More than just those listed at this time may be posted.

The following is from a post that is being updated as we get materials. If you know of dates and projects not listed, please share that information. Also, please correct any errors you may see.

http://sohocentralcondominium.blogspot.com/2013/03/master-deeds-comparative-analysis.html

Master Deeds Comparative Analysis

This post will be updated as we obtain additional Master Deeds for all the condominium projects built by Century Properties. As we all read the master deeds and by-laws a noticeable similarity as well as increased controlling additions are made with each new project.

Please send or supply us with your Master Deed plus other documents that may not be listed for scanning and posting. If anyone has any comments and information to add in this analysis, please let us know your observations.

Condominium: Documents
Initiation Date/Turnover Date
Significant Deed Change Notes

FOUND

soon to be posted Bel-Air Soho (They had won their freedom.): Deed Other docs:
?/?

Soho Central: Deed Other docs: Articles of Incorporation, By-Laws, Rules & Regulations, Certificate of Occupancy
2005/2009

Gramercy Residences: Deed, Amendment, 2nd Amendment Other docs: Articles of Incorporation, By-Laws, Rules & Regulations, Certificate of Occupancy
?/2010-2011
*Soho Central's had a majority vote needed to amend while this project's deed requires 2/3.

Knightsbridge Residences: Deed Other docs: Articles of Incorporation, By-Laws, Rules & Regulations, Certificate of Occupancy
?/?

Gramercy By-Laws not in agreement with Master Deed

Well, well, well, where do we know this from at Soho Central? Again? Yes, our condominium corporation has the same problem. When I pointed this out before a Board meeting we lucked upon, a Director said they were not aware of this and were actually surprised. Imagine, Directors on the Board not knowing the basic documents of the condominium corporation whose Board they sit upon.
Does this make everyone feel warm and cozy about the place they live and at which they own a unit(s)?

For those at Gramercy, be careful they do not try to pull a fast one with an amendment that has more than just correcting the language to be in agreement with the Master Deed and law for a mixed-use buildings - http://sohocentralcondominium.blogspot.com/2014/03/expected-amendments-at-2014-annual.html

Gramercy By-Laws, see Section 11. Voting:

(Click here for a .pdf of the extract above.)

Gramercy Master Deed, see Section 3 a) and Section 9 e):

(Click here for a .pdf of the extract above.)

Thursday, March 27, 2014

"Restrictions" aka Rules & Regulations

This link is to the "The Knightsbridge Residences Basic Home Restrictions." What are the non-basic restrictions?

http://sohocentralcondominium.blogspot.com/2013/03/master-deeds-comparative-analysis.html

You will see at this page that other documents are needed and others may be added that are not listed. The page will be updated as the material comes in. Later today Gramercy materials will be added to for viewing.

We here at Soho Central have had a ridiculous time securing documents. I have heard the same for other condominium corporations. By condominium corporation I do not mean the developer/builder. I mean the former project which is no longer the property of the developer/builder. Condominium corporations to which all Unit Owners are members are obliged to give documents under Section 74 of the Corporation Code. So I made a commitment to assist others by scanning and posting what we have paid copy fees for as to allow others access to materials free of such charges and the days, weeks, months and years of denial.

Please feel free to send or hand deliver material for scanning. All personal names and other identifying information will be deleted since many have expressed fear.

NEWS: Change for Otis in the Philippines

I have written and talked about the problem with the elevators. Many know that I called Otis headquarters in Connecticut and spoke with them here. After speaking with them and others, I could not get a full and complete answer as to what has been the entire history of our elevators. But, I believe all parties have a part to play in this mess. Of course, the blame always ends with the builder since they should have been watching and monitoring what was going on. Now we read and hear words with work being done the results of which are two elevators still not working and an awful job on fixing the entrances. This disgusting mess needs investigation.

Perhaps Concepcion can release all the records and give the entire part of this history from the company they now have a majority. I would think that purchasing not only includes Assets but the Liabilities. If there are problems, they need to disclose all they have so the path to the truth can be obtained.

Concepcion buys into Otis

12:19 am | Friday, March 21st, 2014

Read more: http://business.inquirer.net/166598/concepcion-buys-into-otis#ixzz2xDsBCDy6

The Concepcion group is breaking into the elevator and escalator business with the acquisition of a majority stake in Otis E&M Co. Philippines, coming in as joint venture partner of American multinational conglomerate United Technologies Corp. (UTC).
In a disclosure to the Philippine Stock Exchange on Thursday, newly listed Concepcion Industrial Corp. (CIC) said its board had approved the formation of a joint venture with UTC through the acquisition of a majority stake in Otis E&M.
Otis is one of the leading providers of elevators and escalators in the country. It has been doing business locally since 1935, making it the country’s first elevator company.
The acquisition will be made through Concepcion Carrier Air Conditioning, in turn a joint venture between CIC and Carrier Air Conditioning Philippines.

“The acquisition of Otis will strengthen CIC’s building and industrial solutions segment, creating added synergies and a new strategic growth platform aligned with a global trend and building solution trends,” the disclosure said.

CIC is the country’s leading airconditioning and refrigeration appliance manufacturer. It is also the local distributor of the products of Chinese manufacturing powerhouse GD Midea Holdings, the largest appliance company in the world.
The company debuted on the local stock exchange late last year after 50 years of operating as a family-owned corporation. CIC, which has been growing at a compounded annual growth rate of 13 percent in the last three years, is upbeat on its growth trajectory in the years ahead.
UTC, on the other hand, is a diversified company that provides a broad range of high-technology products and services to the global aerospace and building systems industries.
Otis elevators and escalators are part of its commercial businesses, which also include heating, ventilation, air conditioning, fire and security systems, building automation and controls.