Smith Property Management & OMC - Leak

tfptania · 22-11-2025 12:25PM #1

Hi,

We got an apartment ( my partner is the owner) recently.There is a leak coming from the neighbor balcony upstairs in our appointment. We have been raising the problem to the property management agent , the resident above and the OMC but nobody is doing anything since July 2025.Now the damage is inside the living room as well and getting worse each day.

The property management company (Smith ) is not answering to any of our emails or calls and when we finally get one is just giving excuses and postpone it sending a " different contractor" to check it again. We recently have escalated to the property manager that has not answered neither.

Equally there is a no dogs rule in the estate but there are 10 permanently. I raised it to Smith as soon as I moved in but denied it is not allowed when it is cleared stated in the rules. The directors delegete everything to Smith, that ignores each email or request.One of the directors stated that he can do nothing.Equally I have contacted the resident upstairs several times unsuccessfully. He is the son of the owner and I asked for the owner details.

We are thinking to get legal advice but I was wondering if anybody has similar problems and how they resolve it.

Right now the leak is extremely urgent.

Thanks

redarmyblues · 24-11-2025 05:54PM

Get lawyered up.

ebbsy · 24-11-2025 06:02PM

And say that you will be expecting your legal costs to be paid as well.

Always gets peoples attention.

GalwayBmw · 25-11-2025 12:12AM

https://www.boards.ie/discussion/comment/124015204#Comment_124015204

Except for when it doesn’t. Most OMCs are chronically bankrupt, leaving aside the fact that suing them will hit your pocket as an owner. OMCs as an idea are dead on arrival; they exist not to improve your quality of living but to make their living off you. The sooner you comprehend this, the better for you.

Lofidelity · 01-12-2025 11:47AM

https://www.boards.ie/discussion/comment/124016329#Comment_124016329

You've no idea what you are talking about, just ranting. Do you even know what OMC stands for? Owners management company. Every person who owns an apartment is a member of the omc, and pays a fee to the managing agent, who is employed by the OMC to look after the place.

Lofidelity · 01-12-2025 11:51AM

https://www.boards.ie/discussion/2058428808/smith-property-management-omc-leak

The directors of the OMC are unpaid volunteers who take an interest in where they live. They dont work for the management agent.

Have you gone to the AGM and raised your concerns? That is your one opportunity.

GalwayBmw · 01-12-2025 11:59PM

https://www.boards.ie/discussion/comment/124033387#Comment_124033387

I can hear your pain buddy - you must be one of those ‘unpaid volunteers’ (as if paid ones would exist) by the sound of it, aren’t you? Contracts for replacing lights bought on Alibaba for €300 showing up as €15,000 in annual reports, or painting the walls using ‘highly skilled’ relatives — I’ve seen it all. I’m not saying it’s always the case, but it happens a lot. To be fair, let’s just settle on this: it varies on a case-by-case basis.

`Have you gone to the AGM and raised your concerns?’ — honestly, if I had a euro for every time I heard that, I’d fund the sinking fund myself. In a block of 300 apartments, you’re lucky if three people show up, and two of them are the same ‘unpaid volunteers’ like yourself preaching this AGM fairytale for those who are naive enough to buy it. So yeah — that miracle fix isn’t happening.

And I'm not talking to ya, I'm just saying the OP that they're likely out of luck unfortunately and the sooner they face it the easier it'll be for them. No needo to answer it. Thanks.

GalwayBmw · 02-12-2025 12:13AM

https://www.boards.ie/discussion/comment/124033370#Comment_124033370

The one who’s ranting here is you. The whole thing is a dead-on-arrival system that delivers zero value to anyone. The only universe where it could even pretend to work is in some tiny estate where everyone knows each other, respects each other, and probably bakes cookies for their neighbours. I’m sure that magical place exists somewhere, but it’s definitely not 99.9% of Dublin estates.

Lofidelity · 03-12-2025 10:48AM

https://www.boards.ie/discussion/comment/124035145#Comment_124035145

Ive seen people come on here and complain about their apartment block. Ask do they attend the AGM and they dont reply. Why? Because they couldnt be bothered and then start moaning here when its too late. The AGM gives you an opportunity to be face to face with the management agent and ask questions. It is essential to attend. Dont hope that somebody else will raise those issues. If you are not happy with the agent you get a vote at the AGM to renew their contract. You get to examine how money is spent and query it.

There are good and bad agents, good and bad tenants, good and bad apartment developments. If you want a quiet life, go somewhere older, outside the city centre with a large number of owner occupiers.

Smith Property Management & OMC - Leak

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