Condo in quezon city

[jhnkvn]

Thanks Oliver. Bella Vita pala oops

I think wala sa mura o mahal na singil sa dues para ma maintain ang amenities kundi nasa namamahala. Once kc na turn over na ng developer yung project sa home owners dun na napapabayaan gawa ng kinukurakot lang yung dues. I think millions every month ang nakukurakot ng presidente ng Association lalo na kung malaki yung project

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The reason why home owners association is needed is for a developer to limit his potential liabilities. As a developer, sobrang hassle once you do not turnover control to an association. However, this is the reason why Ayala is very famous in their name. It has to do with their management skills.

If memory serves right, there was an incident dati sa Ayala-Alabang where the homeowner's association sold "2 holes" of Ayala Alabang's golf course to some unscrupulous buyers for a severely discounted price (think getting 2 hectares at less than the cost of a BMW). When Ayala heard of this incident, not only did it intervene but it bought back the land just to protect their name.

What Oliver says is right. Amenities is directly related to the upkeep costs. That's always a fact. If not, sino nagbabayad ng cost ng swimming pool? gym? gardening? These costs are shared equally among homeowners and not all people might be as affluent as the guy next door. So keeping the amenities to a minimum is always a favorable selling point. What's more important is the density of the area as developers have a certain percentage of utilized area. Bawal walang open space dyan and the most common ratio is the 70-30. 70% buildable, 30% open space or recreational space. Also, the lower you go the social strata, the more dense it goes. That's why the rich doesn't really favor condos. They favor lots and homes.

In any case, OT na ata tayo. Condo pinapagusapan napadpad tayo sa subdivisions

I think wala sa mura o mahal na singil sa dues para ma maintain ang amenities kundi nasa namamahala. Once kc na turn over na ng developer yung project sa home owners dun na napapabayaan gawa ng kinukurakot lang yung dues. I think millions every month ang nakukurakot ng presidente ng Association lalo na kung malaki yung project

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Kung kurakot, why do you simply let it roll? That's the reason why the homeowner's association exists -- it's for homeowners to have their own voice. If you're disgruntled, raise the issue. If they aren't following the due process and transparency, then demand they do. When all else fails, band together and file a suit.

[radz15]

Thanks Oliver. Bella Vita pala oops



The reason why home owners association is needed is for a developer to limit his potential liabilities. As a developer, sobrang hassle once you do not turnover control to an association. However, this is the reason why Ayala is very famous in their name. It has to do with their management skills.

If memory serves right, there was an incident dati sa Ayala-Alabang where the homeowner's association sold "2 holes" of Ayala Alabang's golf course to some unscrupulous buyers for a severely discounted price (think getting 2 hectares at less than the cost of a BMW). When Ayala heard of this incident, not only did it intervene but it bought back the land just to protect their name.

What Oliver says is right. Amenities is directly related to the upkeep costs. That's always a fact. If not, sino nagbabayad ng cost ng swimming pool? gym? gardening? These costs are shared equally among homeowners and not all people might be as affluent as the guy next door. So keeping the amenities to a minimum is always a favorable selling point. What's more important is the density of the area as developers have a certain percentage of utilized area. Bawal walang open space dyan and the most common ratio is the 70-30. 70% buildable, 30% open space or recreational space. Also, the lower you go the social strata, the more dense it goes. That's why the rich doesn't really favor condos. They favor lots and homes.

In any case, OT na ata tayo. Condo pinapagusapan napadpad tayo sa subdivisions



Kung kurakot, why do you simply let it roll? That's the reason why the homeowner's association exists -- it's for homeowners to have their own voice. If you're disgruntled, raise the issue. If they aren't following the due process and transparency, then demand they do. When all else fails, band together and file a suit.

Cause its the reality. Sa lahat naman may katiwalian like school, office etc basta may related sa pera. Kung sisiyasatin mo ng mabuti madaming nagkakandarapa maging president ng home owners or kahit member lang ng BOT. Like i said earlier parang government lang yan. Some are good but most are bad mahirap din mag reklamo dahil yung iba influential din. Mas ok ng manahimik kesa mapahamak. Kung baga kung alam mong corrupt si mayor d mo basta basta marereklamo o mai-impeach. Same goes to home owners.

Kung ako tatanongin mas gusto ko padin house and lot kesa sa condo kung titiran lang talaga. Kya lang ata mas gusto ng iba sa condo dahil sa amenities na wala sa mga subdivision like pools, gyms etc. At syempre pag sinabi kasing sa condo ka nakatira mas sosyal ang dating mo :D


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[NiCe2KnowU]

Shouldn't be a problem as long as they built it structurally well (foundation, beams, etc.)
.

sana nga sir, pero iba dito sa pinas
sa papers lang masasabi na pasok sa quality
pero actual hindi

[vinj]

I think wala sa mura o mahal na singil sa dues para ma maintain ang amenities kundi nasa namamahala. Once kc na turn over na ng developer yung project sa home owners dun na napapabayaan gawa ng kinukurakot lang yung dues. I think millions every month ang nakukurakot ng presidente ng Association lalo na kung malaki yung project

The impact of amenities are big on the management of condos (and subdivisions); a bulk of expenses are used for daily overhead, upkeep of common areas, utilities and amenities. Factor in also that the association will not achieve a 100% collection efficiency on dues. If you ask any developer or condo corp management overseeing an "affordable" project where even a P 100 per month increase will cause uproar and upheava, they would rather do away with items such as swimming pools to keep the viability of operations in line with the market they serve.

Kung kurakot, why do you simply let it roll? That's the reason why the homeowner's association exists -- it's for homeowners to have their own voice. If you're disgruntled, raise the issue. If they aren't following the due process and transparency, then demand they do. When all else fails, band together and file a suit.

Importante dito, sa start pa lang involved at proactive na, or professionaly managed yung association. Yung kurakot naman comes out pag walang pakialam yung majority and they allow a certain group to perpetuate themselves in the association. It's rather unfortunate that some condo corp associations and village associations are only discovering this now (as such is the case in the village where i live).

On another note, i think it's also healthy that the association or condo corp. does a regular, gradual increase to their association dues rather than just let it remain as-is for many years then they do a drastic increase when the cash-flow goes to the danger zone. A thinking association also keeps a sinking fund for programmed major upkeep work or repairs (i.e. painting).

[radz15]

The impact of amenities are big on the management of condos (and subdivisions); a bulk of expenses are used for daily overhead, upkeep of common areas, utilities and amenities. Factor in also that the association will not achieve a 100% collection efficiency on dues. If you ask any developer or condo corp management overseeing an "affordable" project where even a P 100 per month increase will cause uproar and upheava, they would rather do away with items such as swimming pools to keep the viability of operations in line with the market they serve.



Importante dito, sa start pa lang involved at proactive na, or professionaly managed yung association. Yung kurakot naman comes out pag walang pakialam yung majority and they allow a certain group to perpetuate themselves in the association. It's rather unfortunate that some condo corp associations and village associations are only discovering this now (as such is the case in the village where i live).

On another note, i think it's also healthy that the association or condo corp. does a regular, gradual increase to their association dues rather than just let it remain as-is for many years then they do a drastic increase when the cash-flow goes to the danger zone. A thinking association also keeps a sinking fund for programmed major upkeep work or repairs (i.e. painting).

^ sa condo kc karamihan walang pakielam kasi almost or more than 50% ng bumili ng condo its either nasa abroad or pinapa rent lang nila kaya di sila aware sa ngyayaring corruption. At di rin lahat ng nakatira may pakielam kaya onti lang ang nagrereklamo.

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[oliver1013]

Corruption kahit saan yan meron, condo, kahit sa subdivision, sa private na kumpanya meron yan. Kahit sa bahay, nag iwan ka ng pamalangke sa maid niyo yung sukling P10 di na binabalik Yeah and thats reality.

What I'm trying to say is that amenities affect assoc dues. Di porket pang Michael Phelps ang swimming pool, pang Arnold Schwarzenegger ang gym at pang ironman yung jogging path laging mas maganda ang project at yung isang di ganun kagarbo ay panget. Depende sa demographics din ng buyer. P2-3M na condo, pang simpleng tao yan tapos pag dating ng turnover bubulagain siya na in order for all the amenities to be maintained properly sisingilin ka ng pamatay na monthly dues.

Kung tipong ALP o Alveo and some century properties na bad ass ang amenities at presyo pwede maningil ng medyo mataas na monthly dues, mga may kaya bumili niyan kasi mahal e...pero mga mid-low end like avida, SM, DMCI medyo kawawa yan.

[vinj]

^ sa condo kc karamihan walang pakielam kasi almost or more than 50% ng bumili ng condo its either nasa abroad or pinapa rent lang nila kaya di sila aware sa ngyayaring corruption. At di rin lahat ng nakatira may pakielam kaya onti lang ang nagrereklamo.

That's true to condos where you have people who buy the unit to rent out or as "investment". There are still condo developments where a good number of residents are the actual owners; these are the type of condo developments one should look for IMO as generally the community upkeep is better based on my observations.

[xagent_orangex]

magkano ba average monthly dues ngayon sa condo like SMDC?

[vinj]

magkano ba average monthly dues ngayon sa condo like SMDC?

P60 to P70 per sq.m. i think. I heard earlier that they we're raising one project to P 100 per sq.m. and it raised hell (can't confirm if this is true though).

[Retz]

sa ayala condos kasi meron silang apmc sa smdc kaya edd ba nag mamanage ng condo nila?

[xagent_orangex]

P60 to P70 per sq.m. i think. I heard earlier that they we're raising one project to P 100 per sq.m. and it raised hell (can't confirm if this is true though).

i see, may matatapos kasi kaming unit this december, planning to make it as a "for rent" for students as the target market like the TS. is it legal/allowed by the developer (SMDC) for the unit to be rented? also pwede bang isama na sa rent yung dues since sila naman ang titira doon?

[_Qwerty_]

you can do whatever you like sa unit mo.. syempre pwede mo pa rent.. and yes pwede mo din i include yung dues sa rent..

[jhnkvn]

i see, may matatapos kasi kaming unit this december, planning to make it as a "for rent" for students as the target market like the TS. is it legal/allowed by the developer (SMDC) for the unit to be rented? also pwede bang isama na sa rent yung dues since sila naman ang titira doon?

Of course it is legal. In fact, that's the major driving force of condo unit purchases in the country. Investors purchase the unit during pre-selling and then lease the unit out for a future cash flow stream.

Some companies have integrated brokerages in them. What you simply need is surrender the keys of the unit to them and sila na bahala maghanap whoever wants to rent the unit. Typical industry brokerage expense is one month of payment every year. In other words, 1/12 or 8.3% deduction in "brokerage expense".

If you plan on finding a renter yourself, ikaw na bahala if you want to include or exclude the dues needed per month. You explicitly state this sa contract niyo ng lessee.

[radz15]

sa ayala condos kasi meron silang apmc sa smdc kaya edd ba nag mamanage ng condo nila?

Meron sir kaso iba ibang company dipende sa project. I think sa isang project nila jones lang ang nagmamanage.

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[Retz]

i see, may matatapos kasi kaming unit this december, planning to make it as a "for rent" for students as the target market like the TS. is it legal/allowed by the developer (SMDC) for the unit to be rented? also pwede bang isama na sa rent yung dues since sila naman ang titira doon?

pwedeng pwede sir kung gusto mo gawin mo pang condotel.

[xagent_orangex]

you can do whatever you like sa unit mo.. syempre pwede mo pa rent.. and yes pwede mo din i include yung dues sa rent..

Of course it is legal. In fact, that's the major driving force of condo unit purchases in the country. Investors purchase the unit during pre-selling and then lease the unit out for a future cash flow stream.

Some companies have integrated brokerages in them. What you simply need is surrender the keys of the unit to them and sila na bahala maghanap whoever wants to rent the unit. Typical industry brokerage expense is one month of payment every year. In other words, 1/12 or 8.3% deduction in "brokerage expense".

If you plan on finding a renter yourself, ikaw na bahala if you want to include or exclude the dues needed per month. You explicitly state this sa contract niyo ng lessee.

in some condos kasi (hearsay, sabi ng friend ng friend), bawal daw at nasa regulations daw yun ng association ek ek. like for example sa mga subdivision (not a hearsay), yung cousin ko nagpatayo ng bahay then nabasa namin sa by-laws ng association na bawal iparenta ang ginawang bahay. anyway, malaking tulong din nga kasi yung magrerent na yung maghuhulog ng monthly fees (dues and remaining amount). thanks for the inputs. (may sample kayo ng rent/lease contract )

pwedeng pwede sir kung gusto mo gawin mo pang condotel.

ok. student ang rerenta, condotel ang tema

[radz15]

in some condos kasi (hearsay, sabi ng friend ng friend), bawal daw at nasa regulations daw yun ng association ek ek. like for example sa mga subdivision (not a hearsay), yung cousin ko nagpatayo ng bahay then nabasa namin sa by-laws ng association na bawal iparenta ang ginawang bahay. anyway, malaking tulong din nga kasi yung magrerent na yung maghuhulog ng monthly fees (dues and remaining amount). thanks for the inputs. (may sample kayo ng rent/lease contract )




ok. student ang rerenta, condotel ang tema

Sa broker group ko sir ang sop namin pag 1 year contract 1 month rent ang commision sa broker and we require 1 month advance and 2 months deposit sa renter para kung ano man yung madamage nya or may unpaid bills dun nalang ikakaltas. :D

Baka gusto mo na ipa manage sakin yang unit mo sir pagka turnovrer

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[jhnkvn]

in some condos kasi (hearsay, sabi ng friend ng friend), bawal daw at nasa regulations daw yun ng association ek ek. like for example sa mga subdivision (not a hearsay), yung cousin ko nagpatayo ng bahay then nabasa namin sa by-laws ng association na bawal iparenta ang ginawang bahay. anyway, malaking tulong din nga kasi yung magrerent na yung maghuhulog ng monthly fees (dues and remaining amount). thanks for the inputs. (may sample kayo ng rent/lease contract )

Konting malabo yan brader. Some homeowners associations disallow the selling of a unit as this may affect the market price of the surrounding units especially if the subdivision still has a lot of lots and/or house and lots. This is done to control the secondary market. Paminsan kasi bastusan mga tao.. malakas mag-flip ng property especially if one is an experienced salesman and the purchaser is a first-time newbie buyer. Buyer protection kung baga.

It is also legal to state that you cannot sell a unit directly. Let's say from owner to purchaser. Some subdivisions especially in the provinces (even from the likes of Ayala) wants a middle-man to control the buy-and-sell of units. So if you want to sell, you sell to them at a discounted rate and they will then resell this to clients at a higher price (ka-ching sa kanila $$). I believe Vista Land's projects in Daang Hari Cavite operates like this.

However, impossible naman yun bawal mag-rent when the ownership of the house and lot is vested unto you. Even upscale and posh subdivisions in Forbes or Dasmarinas Village allow renting. There are a lot of people who simply invest in real estate.. hindi naman lahat ng bumibili ng real estate actually live in them.

Your lease or rent contract should be enacted by your lawyer hopefully. If not, usapan mabait lang and have it written down (kahit hindi na formal), then have it notarized for legality's sake. Indicate there the important stuff: who pays the dues and other fees (water, electricity), how much the lease is per month, how is it paid, how long is the lease duration, etc.

[radz15]

Katamihan ata sa renter na pinapabayaran yung condo dues

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[xagent_orangex]

Sa broker group ko sir ang sop namin pag 1 year contract 1 month rent ang commision sa broker and we require 1 month advance and 2 months deposit sa renter para kung ano man yung madamage nya or may unpaid bills dun nalang ikakaltas. :D

Baka gusto mo na ipa manage sakin yang unit mo sir pagka turnovrer

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send me details of how your management works, ill show it to my wife...december ang turnover, more or less january ko ito matatapos (bare unit palang e)

However, impossible naman yun bawal mag-rent when the ownership of the house and lot is vested unto you. Even upscale and posh subdivisions in Forbes or Dasmarinas Village allow renting. There are a lot of people who simply invest in real estate.. hindi naman lahat ng bumibili ng real estate actually live in them.

Your lease or rent contract should be enacted by your lawyer hopefully. If not, usapan mabait lang and have it written down (kahit hindi na formal), then have it notarized for legality's sake. Indicate there the important stuff: who pays the dues and other fees (water, electricity), how much the lease is per month, how is it paid, how long is the lease duration, etc.

yes bawal talaga, kung susundin mo ang rules nila. alam mo naman ang mga pinoy, para-paraan pag may time. i mean, madaming loopholes mapaupahan lang. siguro yung too obvious na sinasabi sa mga ganung rules e yung pagtatayo ng apartments, or rather madaming pinto for a single lot.

thanks sa advice about the contract and legalities