Ask Condo Dr

Ask Condo Dr Condo Dr. Joseph Wong is a licensed professional property manager.

09/09/2022

CONDO DR FREE SERVICE HUB 大马高楼居住问题多多
A written reply by Condo Dr Joseph Wong
Date: 08092020 Repost 09092022

QUESTION: What is the most important task after taking over?

Answer: Thank you, very good question.

Back to the basics is TOPMOST

Let me explain WHY BACK TO BASIC IS IMPORTANT IN PROPERTY MANAGEMENT.
Returning to the origin and most important things after taking over a new project

Never take any info passed on to you and you adopt it straight away, without carrying out a basic due diligence process (cross-checking) failing to do so, is a BIG mistake and is professional negligence in my opinion.

IS PARAMOUNT IMPORTANT & UPPERMOST

First thing after taking over, carry out back-to-origin cross-checking, fundamental tasks carry out cross-checking (the starting point survey) to check the starting points, meaning cross-checking the with the records info. Figures and numbers tally with records.

Never adopt any info based on their face value. Your predecessor might have made an error in computing or during data migration, wrongly keying the info

the info in the billing system set up Firstly: Essential to cross-check to determine the accuracy of info in the billings system set up

1) Baseline check to determine the total number of units tally with the records

2) Baseline checks total share units of the project tally with the records

3) Cross checking & to determine the accuracy of the maintenance fee cost per one share unit correctly set in the billing system

4) Cross checking & to determine the accuracy of the sinking Fund 10% computation
correctly set in the billing system

Example

1. Maintenance fee is set at RM 0.346 per share unit

2. Sinking Fund is set at RM 0.34

Do you see the difference?

Result of this mistake
The Total Sinking Funds can never tally with 10% of the maintenance fee

Secondly: BEFORE FULLY ADOPTING THE BILLINGS SYSTEM FROM JMB OR THE DEVELOPER

1) to carry out forensic cross-checking by the experienced accountant of numbers in the Opening Balance tally with the Auditor Reports,

Thirdly, to check the individual states, the total outstanding owing tally with records

To share a TRUE STORY here

IT: Boss: Something is not right, cannot import this info into our system, it kept rejected by our system
Boss: What’s not tally?
IT: Total share units, Sir, the SU is much lesser based on records handed over & records found, our system auto computed shows that the SU should be HIGHER. And I double
confirm using my own Excel calculation, INDEED the number does not tally. A physical count of the parking bays also found 20 units more than records. These don’t make sense to me, boss
Boss: if so, we need to carry out a forensic investigation to determine why this is so,
BM you to instruct your technician to do a physical count number of units on each floor, level by level
Boss: I want the reports. Or findings next week.

FINDINGS
BM: Boss, hope you won’t have a heart attack, after hearing this
Boss: what is the BAD NEWS?
BM: We are now able to determine why total SU of this condo, why not tally? We found that the Developer has constructed 7 units more than in the DEVELOPMENT ORDER (DO) allowed on this building and all these ghost units, belong to the Developer’s Directors. THE PENTHOUSE and other units were never in the billing system for the past 28 years. This rogue Developer has been cheating the purchasers by reprogramming their billing system to exempt themselves from paying the monthly maintenance fee & sinking Funds.

The Developer has constructed the GHOST unit is not the first case,
my personal knowledge at least 2 Developers in Malaysia. Constructing more parking bays than allowed is nothing New to me. Hope you are clear

If you have any questions to ask the consultant, please email your questions to [email protected]. But not posting it on Facebook.
Thank you
EMAIL: ask [email protected]

22/08/2022

Plain stupidity or what?
JMB INSIDER STORY 5

Untold stories not reported in mainstream newspapers
Written by Condo Dr Joseph Wong
Dated: 21082017 Repost 22082022

For nearly thirty years I have worked in and around the building management industry, dealing with people from all walks of life and protecting some of them from themselves
Here is a list of the stupid people do, I have encountered previously.
1) Instruct their maid to dry wet laundry on the Fire Sprinkler head and hooked ten fully loaded cloth hangers onto the sprinkler head before the whole thing popped off and spewed gallons & gallons of water on the corridor and flooded the whole floor.
2) The electrical contractors' illegal taping power supply from the common area to use the welding set caused a power surge to the entire building
3) The carpenter whacked a sprinkler head with a hammer.
4) Owner of 4 Wheel Drive vehicle, decided to wash his car with the fire hose, in his parking lot.
5) Jumping off the 2nd-floor balcony into the swimming pool below.
6) BBQ party on the balcony
7) Set out the fireworks from the balcony
8)Allowed their kids to ski in the lobby, smashed the glass sliding doors
9) Allowed their kids to bicycle and scooter on the driveway, unsupervised
10) Leaving underage children in the swimming pool unsupervised.
11) Poo in the swimming pool etc. Now, you see, I have had a great deal of experience in dealing with stupid people and their random acts of insanity. I understand fully that idiots are everywhere. Stupid people outnumber smart people, believe me Maybe at least ten to one.
Do you agree? To be frank.
This one caught me by surprise. I am somewhat embarrassed to admit that I have never even considered the possibility of some idiot starting a barbecue fire in the living room on the carpet floor. Good building managers must anticipate particularly dangerous or harmful acts of stupidity and develop plans and processes to either prevent them or minimize the damage if they occur Unless you can put all of the stupid people in one place. That way, their stupidity will only affect other stupid people, but we can’t, can we?
Wisdom and intelligence have their limits, but stupidity knows no bounds. This I found out, that the young and educated, have a brain, but have no common sense. You can’t teach People Common Sense, can you?
If you have any questions to ask the consultant, please email your questions to [email protected]. But not posting it on Facebook.
Thank you

09/08/2022

Noisy air-con radiator Sound Has Condo Owner Banging Head Against the Wall!
A written reply by Condo Dr. Joseph Wong 09082022

Dear SIFU.
I received this complaint today and this is the fifth. The residents are seeing red about this noisy air-con radiator the units on the 5th floor. This noisy air-con radiator is banging & cracking sounds like crazy every time is switched on. Complainants have tried to contact the owner, and explain the situation, and even one owner offers to pay for any fixes that might stop the banging. Despite emails, phone calls, and knocking on the door, I never have gotten any answer at all from this idiot. I am at my wit’s end, don’t how to deal with and solve this problem. Each time I personally serve this unit the NOTICE OF CURE. I got an intimidating look from this muscular tenant. Tear away the notice in front of me and give a dirty look. What can I do? They bullied and challenged me as I am the female property manager here. Any advice or solution to deal with this type of tenant that doesn’t care about our house rules?
Answer: I am sorry to learn you have a tough nut to crack in your hands. If a direct & civilized approach has not yielded any results.
Perhaps you can try this. The solution is CALLED “TASTE OF YOUR OWN MEDICINE”
Apply this to them tonight and issue an instruction to the security guard to execute the waking up call by pressing the doorbell of this unit every 1 hour from 12 mid-night to
7.00 am each day. To let these idiots, know their air-con is too noisy and is disturbing others, to switch it off. If they disabled the doorbell, continue the waking up call by knocking on the door until they comply.

Dealing with nasty people, the taste of your own medicine is the best method, if you want to restore the peace quickly, without going to court. This is a tested method to deal with nasty people.
The GAME plan is to deprive them of a good night's sleep. See how long these idiots can last without a good night’s sleep. Believe me, it, won’t be more than 3 days, the message will get into their thick skull, and finally, agree to play nice.
Problem solved. Everyone is HAPPY.
Good luck to you!
If you have any questions to ask the consultant, please email your questions to [email protected]. But not posting it on Facebook.
Thank you

06/08/2022

Purchasers in LIMBO ROCK
A written reply by Condo Dr. Joseph Wong
23012020 repost 06082022

Our condo has been insolvent because the developer was liquidated, and an Official Assignee (OA) was appointed in 2003. The strata title was not ready, although we have submitted all documents to the Land Office.
My questions are: Q1: Who is responsible for submitting documents and fees to Land Office? Who pays for the fees?
Q2: Is there a timeframe for this OA to finish his role?
Q3: By virtue of a "developer", the OA sits on the council as a member. Can the OA be actively involved in the council such as voting to decide the appointment of suppliers, although OA does not contribute a single cent to the common funds?

Answer: Very Sorry to hear your problems
Frankly speaking, you are not alone; personally, I am aware of more than 5 projects in the same boats as yours in Klang valley alone

OA appointed under the law by the high court OA is the administrator of assets of that property and JMB is the administrator of common property, two different things, JMB is the legal body to manage and maintain the common property, not OA.
Can propose and suggest to Official Assignee (AO) to form and establish JMB under section 17 of strata management act 757, if purchasers haven’t formed & Establish Joint Management Body (JMB)

Once, JMB is formed & established Can convene an EGM to appoint a licensed land surveyor to assist your project strata title submission (follow up) or act as a JMB consultant to advise and find out why your strata title Application is stuck for so long It could well be a reason, but OA is keeping quiet about it.

Answer your First question (Q1): JMB can take the leading role to pursue and expedite the issuance of Strata Title since your OA is dragging its feet. Also, at the EGM meeting to get a mandate to appoint a Legal firm to handle all required documentations and fees collections.

JMB can set another current account solely for Strata Title fee collections and payments. Each purchaser must cost share the total cost to get the land office to approve and issuance of strata title. Strata title approval from the land office, sadly, is open-ended no timeline

Answer Q2: When the strata title is ready and 25% of purchasers have perfected their title and transferred the strata title to their name. After FAGM forms and establishes the Management Corporation, after handling its responsibilities and duties to MC, OA can discharge themselves with court approval.

Answer: Question 3: the answer is YES, OA in replacement of the Developer in your case, they are the legal representative of the entire Development, one member in JMB if JMB is already set up. Meaning one say in voting in the JMB meeting

Hope you are clear

If you have any questions to ask the consultant, please email questions to [email protected]
Thank You.

01/06/2022

Dilemma- In making a move
A written reply by Condo Dr Joseph Wong
DATED: 01062017 Repost 01062922

Noted and thank you for your prompt reply. You have suggested that I consider moving to a new place. However, I got a hard time convincing my wife to move, she says she is not keen unless got a very good reason, as we have settled down in this area. Do you have a logical explanation that I can use to convince her to make a move immediately?
Answer: I did a Google and to see where your current condo was located. From your balcony, you should have an un-obstructive view of Kl Skyline. KLCC should be on your North-East side, but you confirmed KLCC wasn’t on the view from your balcony but seeing Cyberjaya instead.
Now, you can use this excuse to convince your wife. “BAD FENG SHUI”
After analysing your input from the previous email. I found the answer, why was your neighbour like to smoke ci******es sitting on the floor of his main entrance instead of on his balcony?
Let me explain, your neighbour’s unit (directly opposite) to yours, his balcony is facing Northeast and your balcony is facing southwest. Wind direction from NE is between 16% - 26% and the wind sp*ed average is 6kph, meaning to say you have a good natural ventilation fan blowing from the balcony into your home. This was why your neighbour smokes outside his unit instead of on his balcony, if not, the winds will blow his cigarette smoke into his house, and all his loved ones will suffer second-hand smoke.
He smokes outside the wind blows the cigarette smoke into your house and exits through your balcony. Now you know why, how the cigarette smoke gets into your house? Like it or not, bad air and smell entered your unit from your neighbour’s unit.
I am not a FENG SHUI Expert but can share with you what the book said. Bad Feng Shui house can affect anybody, whether you believe in Feng Shui or not. Feng Shui is not superstitious, but a science that was established more than 2000 years ago. Little knowledge can help you find the right place to live in. Popular belief is 坐南向北 (sit south and facing North) properties are rated FENG SHUI plus for Condo/Apartment. Next time choose a unit balcony facing North Direction or NW. 8 floor height or higher. The higher the level, the better the ventilation.
The benefits are you can reap the positive energy, by just opening the balcony sliding doors, the positive energy eliminates the BAD AIR, BAD SMELL, and BAD LUCK, without you doing anything.
I was an ex-smoker, and after quitting, I know just how bad cigarette smoke smell can be, if you can live with using a face mask at home all the time, then don’t move.
REMEMBER, if you are allergic to cigarette smoke is a non-treatable condition, that can be deadly, strongly advise you to move.
Yeah, can blame it on Bad Feng Shui. If I tell my wife this, sure she will be packing tonight and ready to move tomorrow.
Hope this is helpful good luck!
If you have any questions to ask the consultant, please email your questions to [email protected]. But not posting it on Facebook.
Thank you

26/05/2022

Who screwed up?
A written reply by Condo Dr Joseph Wong
Dated: 26052017 Repost 26052022

Thank you, Mr. Joseph Wong, for the explanations and enlightenment. And I have further questions to ask Mr.Joseph Wong. I wonder why it is no difference in rates between the residential parcel and accessory parcel? What's the reason or is it the land office's fixed rate? The area of the said land is 17814 square meters – covering two blocks of condos.
Please let me know if you don't mind,
1) What will be the monthly charges for a parcel with an area of 3102 sq. ft. and comes with 3 standard parking lots?
2) What will be the monthly charges for a parcel with an area of 1712 sq. ft. and comes with 2 standard parking lots? Based on your analysis, it seems the computation by the MC (or whoever is responsible) was not accurate for the case involving the below parcel? Area of the Parcel: 2,059 sq. ft. Accessory Parcel: comprised of two car park bays and a garden measuring 2,291 sq. ft.
To be fair to the parcel proprietor, should we refer this matter back to COB or the land office? Thank you in advance

Answer: I am not sure what your question was about, the land office does not fix any rate. The licensed land surveyor computes your share unit based on the set formula now enforced. The rate you are talking about RM 0.44 per SF is the maintenance fee that MC determines and not the land office.

Frankly speaking, in my opinion, your MC has screwed up the Cost Apportionment Study and not the Land Office You can seek COB to help if this unfair computation of the Maintenance Fee by MC. Seek his help to instruct (direct) the MC to engage a consultant to do this study again. Hope you are clearer now.

If you have any questions to ask the consultant, please email your questions to [email protected]. But not posting it on Facebook.
Thank you

25/05/2022

Residents seeing RED-Running Dog in Common area
A written by Joseph Wong
Dated:06112016 Repost 25052022

I lived in a high-end condo in KLCC. We are at wit end doesn’t know how to deal with this anymore. Our JMB has given up. I hope you can advise and give us a solution.
The residents here are happy because our condominium is pet friendly, but we have a problem of late and many pet owners are upset because one of the owners here allowed his 10 years old son to run around the condo with his Labrador retriever without a leash and p**ps in the common area.

Our house rule clearly stated that strictly dogs are not allowed in common areas. Countless notices of cure and complaints have been filed, but this owner refused to comply and now openly challenges us to sue him. Both are lawyers.

We have confronted this unit owner to advise him to teach his son to be a responsible pet owner, by teaching him to scoop up his dog’s p**ps. Do you know what he says to us? Please Mind your own business. Don’t like it you can sue me. His bad attitude pi**ed off all the owners here, but we are helpless. Do you have any solution for us?

Answer: Yes, if it is a dog problem, I got a solution for you, if is a cat then, sorry no solution. I have learned this from a dog trainer. To share with you and this might just work
Do you know a dog keeps p**ping in the same spot because they can smell the remnants of the p**p or urinate in the same spot?

You can make use of the natural animal instinct to deal with this problem, a dog trainer taught me how. Now you can use this method to deal with the idiot. Firstly, to scoop up this dog’s p**ps and return to the front door of this unit. Next, you will find his dog now p**ping at his main entrance

Secondly, use a female dog’s urine Many dogs will urine mark during walks, but never mark inside their homes. What prompts a dog to urine mark in the home? It might be a territorial response, especially if the barking occurs when a dog encounters a non-resident dog or smells another dog’s urine on his property or in his house. Soak up using tissue papers of a dog’s urine and throw the tissue to the front entrance or in the shoes, next thing happens, his dog will start p*e & p**p there.

Dogs of either s*x often engage in “over marking”—urinating in the same spots where other dogs have already urinated. Got the idea? You must continue doing this until this owner hates his dog so much that he removes the dog voluntarily. Do you see how it works?

To give a person a “taste of his own medicine” No need to fight it out in court. Use Science

Hope this is helpful
If you have any questions to ask the consultant, please email your questions to [email protected]. But not posting it on Facebook.
Thank you

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