The Mega Management Company thread

The_Conductor · 28-02-2005 7:22pm

wd wrote:

Hi folks

Been out of the country and my managment company appears
a) not to have given notice of AGMs for last few years
b) be running up losses, paying the diurectors but not collecting management fees from a significant number of owners
c) not to have any reserve

anybody with ideas what to do in such circumstances

best

will

In the first instance bring your dispute to the attention of the Management Company.

If you do not get any success there- check your lease- it probably has a lot of information detailing your obligations to the Management Company, and theirs to both you along with their commitments to the complex.

When you are *certain* of your rights, and their obligations- and have documentary evidence that those obligations are not being followed through on- consult a solicitor.
If your solicitor agrees with your assessment, you would possibly have grounds for any manner of different legal courses of action.

There is no "standard" management company- they all have different articles of association, detailing the different aspects of their formation and the priorities that were considered relevant when the complex was initially being built.

It is not possible for someone here to give you any advice other than seek professional advice (and without having a copy of your lease, it would also be foolhardy).

S.

10000maniacs · 01-03-2005 9:55pm

babaduck wrote:

Your apartment block would have been covered either by Homebond or Premier who inspect the development before issuing certs. There will ALWAYS be noise transference in communal units, unless you reinsulate all your walls, have heavy carpeting with a couple of layers of insulation, and walk around in slippers or bare feet.

Unless the developer has a stipulation about permissible floor coverings in the contract, there's not much you can do. However, you should be using the management company to set a limit on acceptable noise (i.e. no loud music after 10pm etc)

Noise transference happens in all houses, unless they are detached.

I have just bought an apartment in Grand Canal dock.
The contract stipulatates that you cannot fit wooden or laminate floors, only carpets. There is a layer of soundproof cork in each apartment, so I reckon that I will be ok when I move in.
Check your contract, and if it stipulates that no wooden floors are allowed, you could justify forcing the neighbour to remove it and get carpet.

Victor · 02-03-2005 12:22am

babaduck wrote:

Noise transference happens in all houses, unless they are detached.

Yes, but it should be tolerable. A friend bought a timberframed semi-d and I was able to bang on the wall and shout from the neighbouring house and they weren't able to hear on the other side of the wall.

Having lived in both a purpose built apartment and a converted flat, it would be rare for me to be aware of my neighbours. In fact it's the neighbours in the next building cause the most noise.

RicardoSmith · 02-03-2005 12:43am

Victor wrote:

Yes, but it should be tolerable. A friend bought a timberframed semi-d and I was able to bang on the wall and shout from the neighbouring house and they weren't able to hear on the other side of the wall.

Having lived in both a purpose built apartment and a converted flat, it would be rare for me to be aware of my neighbours. In fact it's the neighbours in the next building cause the most noise.

I find that hard to believe. Only concrete walls (not brick or block) would be that quiet. Even in a Semi D you can hear the neighbours sometimes.

boy1er1990 · 02-03-2005 12:48am

Yeah i know how you all feel i bought a appartment

it was a fine one, very cheap, very good room. until i noticed after i bought it
. it WAS BUILT ON TOP OF A STEEL MILL

GOOD GOD ITS DRIVING ME STEEL MAD WHAT THE ? DID I JUST SAY STEEL??

:mad:

:mad: :mad: BANG BANG BANG

THEN I HEAR " GO ON AHEAD" BANG BANG BANG "WOW STOP STOP"
THEN ITS ALL BRUMMMM BRUMMM BANG BANG BANG!!

AHHHHHHHHHHHHHHHH!!!!!!!111

Victor · 02-03-2005 9:53pm

RicardoSmith wrote:

I find that hard to believe. Only concrete walls (not brick or block) would be that quiet. Even in a Semi D you can hear the neighbours sometimes.

The operative word being sometimes.

RicardoSmith · 03-03-2005 1:14am

Victor wrote:

The operative word being sometimes.

Sorry, you've lost me there...

pollyantic · 03-03-2005 12:26pm

I've lived in severakl types of houses.
The worst are terraced. Best are well built apartments and old stone built Semi D's (if you can't afford detatched). The walls in these houses are about 2 feet thick. You could drive a tank through next door and not hear it.

My first apartment was in Applewood in Swords and i never ever heard a sound for 2 years.
I then moved into a new terraced house in Swords Downs and you could hear the neighbours kettle boiling and every word of any conversation they had.

Newly built houses seem to have really really bad sound insulation.

Victor · 03-03-2005 4:13pm

RicardoSmith wrote:

Sorry, you've lost me there...

The only time I hear my neighbours within the building are.

(1) Woman next door using her door / keys very early or very late (1-2 times a week).

(2) Couple downstairs having sex (tends to be 1-2am, 2-3 times a week, bed creaks) or cooking loudly (typically 7-8pm).

(3) Woman on ground floor putting out rubbish at midnight (3-4 times a week).

I never hear them otherwise. The original poster indicated constant noise.

LegacyUser · 04-03-2005 2:19pm

talk to joe

shoegirl · 06-03-2005 6:07am

Victor wrote:

...I was able to bang on the wall and shout from the neighbouring house and they weren't able to hear on the other side of the wall.

Pardon my curiosity but was there any reason for banging on the wall and shouting? Is there something we should know? ;-)

In my experience of living in multi-unit accomodation, no walls are thick enough to drown out the racket for some of the more antisocial homeowners and tenants in Ireland. And in my experience the worst offenders were all Irish. Lets face it, if you crank the stereo up to 150watts and turn the ground floor into a steel mill, its going to be very difficult to muffle the sounds.

Most friends living in apartment seem to have the same problems, in fact many of them also have problems (even in houses) with plumbing systems that are noisy (pvc piping being the culprit, of air trapped in the pipes causing hammering), underground carparks, bedroom windows facing noisy lanes and streets at night. I've found its often not dependent so much on the building, but on who your neighbours are. I'm lucky enough to live in a development which is mostly retirees and settled couples.

Victor · 06-03-2005 7:25pm

shoegirl wrote:

Pardon my curiosity but was there any reason for banging on the wall and shouting? Is there something we should know? ;-)

I was testing the sound proofing.

Paddy20 · 06-03-2005 10:24pm

Move out to the sticks, or go mad!. It's your choice

vector · 07-03-2005 11:56pm

Paddy20 wrote:

Move out to the sticks, or go mad!. It's your choice

Yes please build another windswept one off rural house, try to built it on a high point and don't plant anything, se we can see you mitsubishi pajero silver 3 series

Widget · 08-03-2005 8:58am

Does anyone know a company that will put in more sound insulation after an apartment is built? Surely the government should be looking at having a minimal standard of sound proofing for all apartments, although it's a bit late now

Victor · 09-03-2005 12:17am

Widget wrote:

Does anyone know a company that will put in more sound insulation after an apartment is built? Surely the government should be looking at having a minimal standard of sound proofing for all apartments, although it's a bit late now

It's called the building regulations. Teh problem is enforcement.

flav0rflav · 11-04-2005 3:29pm

Hello,

I'm interested is contacting members of management committees in apartments.

This would be to share information about costs and quality of services.

Please PM me if interested. Thank you.

flav0rflav · 11-04-2005 3:43pm

leonlafrite wrote:

You know that it is not that hard to change managment company....
just have to get the owner commitee organised.
We have just "sacked" KPM after 2 years.
During the last EGM, we had a vote of "no confidence" against them and that was it...

So who did you switch to, and how are they doing?

leonlafrite · 12-04-2005 11:25am

Hi flav0rflav,

We switch to Smith Management, they are based in Dunboyne.

Smith Property Management Services
Walterstown Dunboyne
(086) 2577678

They are primarely looking after development in Dublin West.
They have been very good so far but have lots of work to do in ordert o bring the place up to standard.

It is well worth the effort to switch if your current Managment Company is not doing the job properly(if you are using KPM, do the move ASAP...)

Hope this help.

hateKPM · 26-05-2005 1:03pm

DaithiSurfer wrote:

What do they need to do to maintain a parking space for gods sake.

With KPM you really have to scare them of the fact that you and your fellow owners WILL fire them if you catch them messing. This really puts manners on them.

Anyway, its all well and good complaining here but you really need to get your group together and then as a unit challenge the management company. Make them cop on.

One thing i pay for in applewood that doesnt happen is window cleaning. I complained about this only to be told that yes they do clean the windows. They dont. My name is written in the dirt on the outside of the window for the last 2 years. They havent been cleaned at all.

I know this sounds nuts but would anybody be up for protesting outside there offices. They are scum and that would be the only thing I know of that would sort them out.

pollyantic · 26-05-2005 1:41pm

I can't as i've sold up, but i'd be happy to give you the email addresses for the applewood committee if you need to contact them.
PM me

They meet about every 2 weeks in the pub in applewood

davidsworld · 30-05-2005 2:43pm

I have theory as to why Management fees are sky high in Danninger Built Apartment Complexes.

It seems to work as follows...
Danninger build Apartment Blocks.
RF or KPM or some other company manage the Blocks.
Your Lease probably has a clause like - when the last apartment is sold then an Owner can become a director - but until then Danninger has 700 votes.
The Problem is that, even after many years, part of the development is still not sold.
The ‘Common Areas’ (gardens, corridors, fire excapes) remain the property of Danninger.
Danninger holds on to 700 votes at the AGM/EGM.
Therefore, the Property Management agent holds a Proxy of 700 votes.
So they can charge whatever they please.

Anyone have any thoughts on this matter?

RainyDay · 30-05-2005 9:11pm

There are some provisions in Company Law to prevent a majority shareholder unfairly oppressing the rights of minority shareholders which may protect you in this case. I'm no expert on these provisions, but the basic principle is designed to prevent someone buying 51% of the company to gain a majority in all boardroom decisions and effectively controlling the company entirely but only paying for just over 1/2 the company. If your not easily intimidated, search the irishstatutebook.ie site for the companies acts and see what you can find. Or alternatively consult as solicitor expert in company law or company secretary.

badbrian · 31-05-2005 11:13am

Hi. I am looking to see if someone can help me here.

I live in an apartment complex. We have a carpark with no gates and people are dumping cars here. I had this problem before and I was onto the council. They said they cannot do anything for insurance/legal reasons as the carpark is on private property. They suggested I go to the police. I went to the police. They checked to see if the car was reported stolen. As it was not they could not do anything.

I went back to the council. They reiterated that they could only do something if the cars are on public roads, in which case they would prosecute the people dumping. I get a brainwave and suggest that I could get the car moved on to the layby outside our complex. Guess what. They said they would prosecute ME for dumping! They suggested I go to the police…

I contact my councillor and he gets the council to come down and confirm that the car is dumped and we pay to have it removed.

It seems to me to be terribly unfair. One solution would be to get security gates but the outlay and maintenance would be prohibitive for a small complex. Any ideas anyone?

Sleepy · 31-05-2005 11:18am

Ask for the name and address the car is registered in and dump it back on their property?

jman0 · 31-05-2005 11:22am

Strip and down and start selling it for spare parts?

iMax · 31-05-2005 11:28am

I know I heard something before about removing the number plates & the council has to remove it within 48 hours as they then trace through the VIN

Peace · 31-05-2005 11:35am

iMax wrote:

I know I heard something before about removing the number plates & the council has to remove it within 48 hours as they then trace through the VIN

I think you can do that, they won't remove the car unless the number plates are actually missing.

If it was me i would remove number plates and move the car to the road and call the council and innocently that someone has dumped cars outside you complex and its causeing a dangerous obstruction on the road. Mention also that there are no number plates.

Also get gates on the complex.

<Edit>
Unless the cops either finger print the car (which is highly unlikely) or go searching the locality for cctv footage of the car being dumped you will never hear of it again. And we all know how lazy assed the cops are.
</Edit>

MorningStar · 31-05-2005 11:40am

Private property and dumping of all kinds is growing concern. Locals near us wanted to close the lanes because of drinking teens. They managed to sort it all out. but a new problem has come up. One of the houses that backs onto the lane was sold and the person did it up as a BB. No problem but they dumped all their building rubble in the lane and are refusing to clear it. as it is private property they only solution is civil court.
One lane over a small mechanic who used to do about 2 cars a week now parks about 20 the full length of the lane. In the UK they have started using the ASBOs to deal with these people. If/When ASBOs come in here I would expect them to get the same use.
Can the cops not help you by contacting the last owner. If the windows were smashed and the doors were open would it not be seen as an abandoned car or illegal dumping with a trail to it's owner.
You need gate one way or the other which isn't an extra expense just a standard one like a lock on your door. Without a gate you could get anything happening like drug taking

jhegarty · 31-05-2005 11:41am

Peace wrote:

I think you can do that, they won't remove the car unless the number plates are actually missing.

If it was me i would remove number plates and move the car to the road and call the council and innocently that someone has dumped cars outside you complex and its causeing a dangerous obstruction on the road. Mention also that there are no number plates.

Also get gates on the complex.

<Edit>
Unless the cops either finger print the car (which is highly unlikely) or go searching the locality for cctv footage of the car being dumped you will never hear of it again. And we all know how lazy assed the cops are.
</Edit>

just move it so it blocks a nearby road (they won't be long moving it then)... how will they ever trace it to you ?

irlirishkev · 31-05-2005 12:35pm

iMax wrote:

I know I heard something before about removing the number plates & the council has to remove it within 48 hours as they then trace through the VIN

There was an abandoned car in my underground car park for a couple of years. Eventually I came home one day, and someone had towed it onto the road outside, and removed the licence plates.
Within a couple of days, the windows had been smashed and the interior was ripped apart. It was a pretty grim sight to have outside my complex door, so I emailed Dublin Corporation and described it. I get home from work that day, and the car is gone! Result.

K.

dublin16 · 31-05-2005 4:50pm

Priory Hall, Terenure - €1500 per year
As tenants we have our own private management company - the original management company were only charging €800 but that left massive deficits each year -and they were using gardeners, bin collection companies that were way overpriced.
€300 of the total goes to a fund for long term maintenance.
The whole service charge thing is poxy - it can only go up further - i'm buyin a house next.

On a separate note residents of Priory Hall are under the delusion they live in Terenure - its defo Kimmage.

RainyDay · 31-05-2005 5:18pm

dublin16 wrote:

i'm buyin a house next.

Many new housing estates (particularly those with their own entrance gates) have service charges as well.

Victor · 31-05-2005 9:13pm

Buy some gates.

Talk to the cops about getting hte owners details, if necessary get a solicitor.

They said they would prosecute ME for dumping!

Yes, because you dumped it on the road. Would you sweep up litter from your driveway and throw it on the road?

jhegarty wrote:

just move it so it blocks a nearby road ...

I'm sure the Fire Brigade will be happy with this.

Rew · 31-05-2005 9:39pm

We had the same problem, **** all I could do but it eventually disapeared after about 8 months...

FX Meister · 31-05-2005 9:46pm

I'd have to aggree with the moving off the car to the outside road and removing the plates. But in the long run gates sound like a good option. So you have a management company? Why not approach them with your concerns.

Mailman · 01-06-2005 11:30am

€400 management fee to management company who doesn't use an agent.
Simple two storey apartment block with no lifts or refuse service.
Insurance and gardening fees are all that need to be paid.

babaduck · 01-06-2005 11:36am

We had a similar problem yesterday in a development we are almost finished building... car left in a spot that didn't belong to the owner & no sign of them.

I rang the local garda station & they were incredibly helpful. If the vehicle is not taxed, they can & will come to tow it away. As this car was taxed & insured, I contacted the driver's insurance company, who got the owner to call me.... and by god that car was moved in 15 minutes flat!!!

Billo · 01-06-2005 12:08pm

Does anyone know what the services cahrges are in Cork City and County? I have recently been quoted €1500 and thought it seemed a bit steep.

Homer J Simpson · 01-06-2005 1:14pm

I own an apartment in Raheen Limerick and have received an invoice for 744.40eur in charges. I live in one of 10 apartments above 7 retail units.

337euro of this sum is for insurance premium.

I have been told that this fee covers the following:

1) Lift Maintenance ( Rarely used as taking the stairs up the only flight of stairs is actually quicker!! ).
2) Windows Cleaning - once every 3 months ( I'm living there 16 months now and these have defo only been cleaned twice).
3) Cleaning of gutters - once every 12 months.
4) Lighting for Public areas ( 7 lights in total).
5) Hoovering of public areas - once every 10 days.

This fee does not cover bin charges and as there is no asigned parking spaces the owners of the retail units cover the cost of cleaning the Public car park.

I've decided to sell up by end of summer and buy a house instead.

badbrian · 01-06-2005 1:26pm

Thanks all.

Victor I agree that my dumping would in theory be wrong but I had only suggested it out of frustration. The council won't come on to private property to remove (and hopefully prosecute the owner of) the car but told me they would do so if it was not on private property. I thought I was reading between the lines. The guards would not give any information to me about the registered owner of the vehicle.

Babaduck I am glad you had more joy with the guards than I. This might be a route I can pursue again in light of your experience (was there a secret password/handshake I need to know about??)

FX Meister. I have approached the management company. And while they can remove the cars it means I as a management service charge payer have to foot the bill. It is not right.

babaduck · 01-06-2005 1:42pm

badbrian wrote:

Babaduck I am glad you had more joy with the guards than I. This might be a route I can pursue again in light of your experience (was there a secret password/handshake I need to know about??)

Eh... flirting over the phone with the nice garda in Kill of the Grange?? The nicer you are, the more you get back - and he even gave me the owners name so I could chase it up with the insurance company

The_Conductor · 01-06-2005 8:12pm

Mailman wrote:

€400 management fee to management company who doesn't use an agent.
Simple two storey apartment block with no lifts or refuse service.
Insurance and gardening fees are all that need to be paid.

Really?
Most management companies spend quite a bit on building maintenance (including painting/window cleaning etc) and refuse too.
I'm in a 23 unit complex- the Euro 400 you mention would not even cover our insurance bill, much less anything else. Our charge for the current year is 1,150 btw

Saruman · 01-06-2005 8:59pm

Try make good use of clampers?? Tell them some cars are parked illegally!! They will clamp it probably... Then its THEIR responsibility i think to remove to pound after a while

Mailman · 01-06-2005 9:57pm

block has 22 apartments.
New apartment block so little maintenance needed as yet.

The_Conductor · 01-06-2005 10:07pm

Mailman wrote:

block has 22 apartments.
New apartment block so little maintenance needed as yet.

Do you not run a sink fund- whereby you charge people more than you actually spend- so that when time comes to paint the entire complex, say 6 or 7 years down the line, that you don't get slaughtered that year? The painting of the complex would be one example of a periodic cost- others might be the replacement of gate motors every 8-9 years etc. These can be massive costs, that only occur infrequently (but in a recurring manner). We have a policy of keeping 50% of our current subscriptions as a sink fund for things like this. Even with this- we ended up severely in the red last year when we had to have new gates and a ramp installed (for security reasons, after a little chat from our insurance company- despite our lack of claims).

Victor · 01-06-2005 10:58pm

Saruman wrote:

Try make good use of clampers?? Tell them some cars are parked illegally!! They will clamp it probably... Then its THEIR responsibility i think to remove to pound after a while

But you / the managemnt company has to pay the clampers. Clamping is only of use agaisnt people who want their cars back.

Mailman · 01-06-2005 11:13pm

contingency fund is at 10K at the moment. didn't allow for it this year as it is first year company is in our control so want to get members used to idea of paying fee before building on fund. Very, very simple utilitarian design so not much maintenance needed and appear to be relatively well constructed which is rare these days.

The_Conductor · 01-06-2005 11:22pm

Mailman wrote:

Very, very simple utilitarian design so not much maintenance needed and appear to be relatively well constructed which is rare these days.

YE gods, I wish we had your builder.....
We're going to have to replace all the exposed timberwork outside (window frames and sills under doors leading onto balconies etc. Our builder apparently used untreated skirting boards, turned upside down, for sills...... If I met him down a dark alley with a baseball bat- he'd get an idea of my thoughts on his penny pinching.....

Beats · 02-06-2005 12:46pm

We've had a similar problem for some months. I informed the management company and it was also mentioned at AGM . In total about three cars abandoned in various states of collapse. Some may have been owned by tenants, but difficult to judge. In the last few weeks, two of the cars have been removed. I assume by management company, but not certain.

Next to the entrance of my parents house a vehicle was abandoned. We reported to Gardai as it was causing an obstruction. They have to seek owner which can prove difficult if vehicle not registered correctly(. We then contacted local authority environment department. Took about 6 weeks + before car was removed.

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The Mega Management Company thread