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4 Common Problems Best Sorted Out by A Condominium Juristic Person

17 Dec 2024 living tips

This article explores the four nagging problems that a condominium juristic person can easily resolve. These problems revolve around such touchy issues as parking, cleanliness, safety and security, and relationships between residents.

It needs to be accepted that one’s choice of residence either in a condominium or a housing estate has an impact on his or her life in the community that is comprised of residents from all walks of life. There are significant differences between residents in both their world view and behavior.

That’s where the role of a juristic person at a condominium or a housing estate comes in handy; they are a great plus for residents and the community as a whole. A juristic person is a highly professional property management team that is tasked with taking care of the community in general, assuring residents of peace and tranquility and keeping the community’s shared or common property in good shape.

Besides the principal task of keeping the community sanitary and physically attractive, a juristic person is responsible for the strict enforcement of the rules and regulations which is all the more necessary given that the community hosts people from various places and different cultural backgrounds.

A juristic person’s role is to ensure greater comfort for the residents and peace for the community. In the long term, the efficiency of property management as delivered by a juristic person will help contribute to the added value of the housing project.

With this article, Plus Property seeks to shed light on the four common problems that a juristic person can help resolve or offer residents professional advice on their solutions.

1. Water leakage

In the case of housing estates, the rainy season brings with it more than its fair share of seasonal worries such as the threat of severe flooding. But that’s not the only concern for most residents. Roof leaks are another awful nuisance. Condo residents are often alarmed by the heavy rainfall with strong wind gusts because their unit could be at risk of being drenched by rainwater leaking into their home.

Property Plus’s property management team has extensive experience managing and taking care of residential projects, both housing estates and condominiums. During the wet season, our property management team would draw up contingency plans in collaboration with our technicians.

Together they monitor and evaluate the developing situation like a violent thunderstorm and carry out preventive maintenance for good measure. The company’s property management team, for instance, would regularly check water levels in the drainage system and the main water pumping station in the community. Regular inspections are also carried out, especially at night-time during a torrential downpour.

The Plus Property team would formulate an action plan in response to a crisis. The plan would then be implemented to achieve a goal that can be any of the following: removing sediment, debris and trash accumulated during the summer in the sewers and road gutters in [the housing estate], cleaning or repairing these structures as necessary, inspecting the ditches in nearby public land and then inspecting the swamps and ponds to ensure that storm water can be drained in time [from the housing estate].

Drills are also regularly held to simulate the laying of sand bags to create barriers to deflect floodwater and protect structures from flooding in the event of a flash flood. Efforts are also taken to coordinate with concerned state agencies tasked with removing sediment and trash from the local canal and ditches.

Our team also ensures that heavy-duty water pumps are functional and ready for use and operated to raise the efficiency of floodwater drainage and flood protection in the area adjoining the housing project. These efforts help get rid of any worries residents might have during the wet season.

In the case of condominiums, our property management team conduct regular inspections of the exterior of the building in accordance with their property management plan.

The team would carry out repairs when any problem is detected to ensure that there’s no wall seepage in each condominium unit. If any seepage is detected, the owner can report the problem to the property management team so that the problem can be fixed immediately.

2. Neighbors found breaking the rules

This problem is quite familiar to residents of both housing estate and condominiums. In case a neighbor has been found to commit a wrongful act and this problem is not resolved immediately, an altercation between residents may arise, escalate violently, or worse, culminates with a lawsuit or hits the headlines.

Blatant violations involve neighbors breaking the parking regulations by parking a car in a no-parking area, or residents remodeling their unit or making an illegal home extension to the original structure. Some residents may keep their pet in a condo that doesn’t allow pets of any kind, litter in a no-littering area, lay their belongings or shoes in common areas, make noise at nighttime, or smoke in a non-smoking area.

In the latter case, they may smoke in a personal space but the act affects other neighbors’ wellbeing. These classic problems can be eliminated. The process starts with formulating the clearly defined rules and regulations that cover all key subjects. The rules must be enforced with a penalty clause clearly defined.

After the rules and regulations have been created, the property management team must inform their residents of the existence of the rules and regulations right from the day they moved in to prevent any problems arising as a result of residents’ failure to observe the rules. For example, tenants must register or sign in when they move in and sign their acknowledgement of the existence of the rules and regulations.

Besides, the property management team must regularly walk the beat to inspect structures and facilities, identity cracks or defects and ensure that everything is in good condition and well taken care of. When spotting anyone violating the rules and regulations, the team must inform the wrongdoer of the offense and have them make amends. The team should follow up on the case to ensure that the problem has been resolved or corrections have been made.

The goal is to prevent any problem from getting worse and escalating into a confrontation or a row between residents and to protect common property from damage.

3. Keeping a pet in a pet-friendly condominium

At present, there are a greater number of condominiums that allow pets in condo units and other areas. That’s a welcome policy for pet lovers and owners. However, living in a pet-friendly condo requires a great deal of professionalism on the part of the property management team. They need to ensure that a delicate balance is achieved between pet keepers and non-pet owners and that residents should be able to live alongside each other in a peaceful manner.

Having a professional property management team helps ensure that common property and other shared facilities are in good shape, sanitary and orderly.

A favorable pet-friendly policy must start with the designation of pet-friendly areas. These areas may be the gardens, service elevators and spots where pets are allowed to urinate and defecate. The rules must clearly specify locations where pets are not allowed in such as the common rooms. The point is the property management team must be able to formulate the rules and regulations to serve the purposes of how shared facilities/common areas should be utilized.

The regulations should prescribe that pet owners need to collect their pet’s droppings, and they should be allowed to ride service elevators, not passenger elevators, when with their pet.

In case of small pets, the pet owner must carry a pet in a travel pet crate when using a passenger elevator. What’s more, the pet owner needs to register their pet with the property management team every year, produce a pet vaccination certificate, and leave a deposit as a security measure in case any damage has been done to common property and facilities as a result of a pet messing up places or a pet owner violating the rules.

If a pet causes any damage, the pet owner will forfeit their deposit that will be used to keep common areas clean and in good shape.

4. Security guards’ neglect of duty

Security guards are responsible for keeping the condominium safe and secure, but on occasion their neglect of duty leads to damage. Worse, security guards commit an offense themselves. Therefore, the selection and hiring of a security firm to provide security for a housing estate or a condominium is of paramount importance.

A top priority must be given to the selection and vetting of security personnel to be hired and deployed hired on site. All security guards must be Thai nationals; no aliens are allowed. They must meet all security requirements such as having a security officer license. Before their deployment, all security guards must be vetted for security clearance and submit a report of their criminal background checks.

If any property project doesn’t have a professional property management team in charge of conducting a thorough examination of security personnel, then the project might end up hiring criminals in the form security guards on the prowl.

After the selection and deployment of the appropriate security personnel, the next step is to monitor their work on a daily basis. At present, Plus Property has adopted an application to monitor aspects of security work such as the working hours, the orderliness of the security guards’ operation stations, and the comprehensiveness of inspections [of visitors and vehicles] at security check points to promote less examination time but greater security efficiency and more accuracy of checks.

The Plus Property team would subject security personnel to weekly drills where they are assembled into a line or a column formation and given the latest updates on facts or new information concerning the interior of the building. The security officers would then be reminded of the rules and regulations they need to observe and the guidelines for taking a proper course of action in a given situation.

The firm’s property management team would be backed up by another team of professionals from Plus Property that would check up on the security guards at random at nighttime and during long public holidays to ensure the safety and security of the residents’ properties when they are not present in the community or away on holiday.

Plus Property is well aware of the needs and the different backgrounds of residents at various property projects thanks to its 25 years’ experience as a property management expert providing property management services to different condominium and housing estate juristic person committees.

The firm takes pride in its highly professional property management team that has a proven track record in taking care of a broad range of property projects to ensure the hassle-free, peaceful living of residents and their well-being. Plus Property has been able to penetrate residential communities made up of residents of different nationalities and from various cultural backgrounds

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Plus Property is a real estate agency that provides first-class property services to those looking to buy or rent out property in Thailand. Our highly experienced team also offers professional consultation on request. For information on condominiums that address the needs of your lifestyle and cater to your personal rhythm, call 02 688 7555 or click here to browse units currently available for sale and rent.

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