A Checklist for Condo Dwellers: Signals That JustA Cify a Change of the Juristic Person at a Project
05 ม.ค. 2022
พลัสทอล์ก
Ownership of a condominium may be interpreted as consisting of two parts – ownership in personal assets and ownership in common assets. The Condominium Act stipulates the creation of a Residential Juristic Person, a team which is hired to mange the common assets at a condominium, and whose responsibilities and oversights are limited to common assets.
The juristic person partakes in issuing residency rules for living inside the property development. Buildings continually experience wear and tear, and this necessitates maintenance. It is therefore crucial to have a juristic person management team that takes good care of the property development and maintains orderliness among residents.
The major responsibilities of a juristic person management team may be designated as follows:
1) Managing and overseeing the physical elements of buildings and common areas.
2) Managing the maintenance of building systems and engineering works.
3) Managing contractors to make sure their work adheres to standards.
4) Managing fire safety and emergency protocols.
5) Managing the juristic person, in a way that conforms with relevant laws as well as the condominium regulations.
6) Managing budgets, collecting revenue and controlling expenses. Handles services relevant to the residents’ various aspects of living.
Those who live at a condo would do well to evaluate the performance of the juristic person management company currently employed at their residential development based on a comprehensive scope of elements, as the work of condo juristic person management concerns large scale management and oversight.
Evaluation should extend to performance in the aspect of building engineering services. Have the water and electricity systems been fully functional, and have the lifts, alarms and fire safety system been ready for use? In the aspect of liveability, the condition of buildings and the attractiveness of the common area must be maintained and functionalities must be preserved. Amenities must be kept clean and ready for use.
Other elements for evaluation include the degree of orderliness within the residential development, the level of safety afforded to the occupants and the extent of transparency in handling finances.
A checklist of indicators which signal that change of the juristic person management company would be appropriate:
1. Any run-down building that reflects a deficiency in maintenance. This extends to cleanliness and the state of amenities within, such as broken equipment that remains unfixed, cracks and peelings on walls and ceilings, a dirty swimming pool or an unclean water fountain.
2. Frequently unserviceable building systems that are left unrectified. Examples include recurrent issues with the lifts, electricity and lighting failures that remain unaddressed, water stoppage, foul-smelling water and unclean water.
3. Defects in equipment relevant to safety in buildings, which include but are not limited to the fire warning system, the fire pump and the emergency lights.
4. Lack of supervision on contractor firms for the purpose of ensuring up-to-standard work. Contracted personnel might include security guards, housekeepers, gardeners and those in other duties.
5. Inability to enforce condo regulations or absence of crucial residency rules, which then allow problems among the condo occupants to spring forth. Issues that might arise are parking space management, cigarette smoke, noise and short-term letting.
6. Staff of the condo management fail to follow up on work progression, report on developments or address various issues.
7. Non-transparent collection system for expenses, which in turn does not offer on-demand inspection. Absence of accounting or finance staff who can answer queries as well as prepare and close monthly statements.
8. Inability to provide correct and professional recommendations or advice to the juristic person board or to co-owners, relating to residential management.
If the property development you current live in has the aforementioned problems and there are no prospects of effective remedies being applied, this could be taken as a signal for switching to a new juristic person administration company. A quality administrator firm needs to possess an adequate amount of manpower in addition to methodical and well-structured work processes.
Consideration might be given to firms that are capable of handling all crucial elements at a condominium without fail and those with a central support team that can assist in various aspects. Due to the nature of condo administration being large scale and complex, having a highly experienced juristic person team is undeniably an important quality to look for.
The team needs to be able to provide recommendations to the board and to residents, lay down administrative plans and be capable of decision-making at critical moments. An appreciation of residents’ demands is also crucial. A good juristic person needs more than professionalism; it has to understand the residents and be service-minded in order to perform administrative work at a residential development in a way that meets standards and satisfies the dwellers.
There may be ramifications if just one of these qualities is present. Professionalism that forfeits flexibility can stir up misunderstandings, dissatisfaction and lack of cooperation among residents or even trigger conflicts. A service minded attitude that sacrifices professionalism can undermine the sustenance of orderliness within the community. A highly experienced juristic person management company will help to offload a significant burden from the board or from the project developer.
The selection of a juristic person management firm should be made with respect to a broad scope of factors and an evaluation of the firm’s overall picture, that is based on the good of the whole at the residential development. The appropriate company is not one with the cheapest service fees, but one that delivers services corresponding to the demands at the respective community.
The unique demands at a particular residential development will influence the scope of work, the level of care, the number of personnel required, the problem-solving methodology and timeframe imposed when there are problems that need addressing, and the way that servicing of residents and occupants can be effectively delivered.
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