http://www.nst.com.my/Current_News/NST/Wednesday/National/2387566/Article/index_html
Paying to lift up low-cost flats
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Deputy Minister in the Prime Minister's Department T. Murugiah will hand in his report on Friday.
KUALA LUMPUR: The government may take over the maintenance of lifts in low-cost flats nationwide.
Federal Territories Deputy Minister Datuk M. Saravanan says Murugiah should not shoot his mouth off.
Deputy Minister in the Prime Minister's Department T. Murugiah said Prime Minister Datuk Seri Abdullah Ahmad Badawi had tasked him with investigating public complaints about run-down lifts in low-cost flats, especially after an incident in Sentul on Sunday where a resident's body had to be carried down from the 10th floor.
"The prime minister was shocked by what happened and told me to investigate."
Murugiah said he was expected to submit the report to Abdullah on Friday at the post-cabinet meeting.
He said one of the solutions was for the government to either fully or partially subsidise the maintenance of lifts at low-cost flats.
"There are two types of low-cost flats: those maintained by the local councils and those by private companies.
"The problem with flats managed by private corporations is that it would only conduct repairs when sufficient funds are collected from the residents."
Murugiah said many lifts and flat facilities were left in poor condition for years because the residents could not afford the maintenance fees.
"I have heard of cases where residents owe the management up to RM1.2 million in fees and the management say nothing can be done until the backdated payments are made."
Wednesday, October 29, 2008
Tuesday, October 28, 2008
Property Management – Life after JMB / MC
Education
Malaysia has moved forward in terms of community living within jointly owned (strata titled) properties. Many of such properties are now owner managed, as a result of the Act 663, 2007.
However, there is still much to be learnt by owners in terms ofcommon property management. Most would have little or no experiences and thus rely very much on their own intuition as well as sharing and learning from each other. Even government agencies and even NGOs, are struggling along though they may have the best intent.
So, with such limitations, we have little choice but to learn and observe from those with more of such experiences. Hong Kong, Macao, China and nearer to home, Singapore are good places to start.
From my own personal experiences and observations in these countries, one major issue strikes home loud and clear. It is the level of collection of the monthly management fee. In these communities, owners find it to be their responsibility to pay their monthly fees on time, every month; and they do so. Collections are generally over the 80% levels; with very few defaulters. Thus maintenance of these places remains healthy even though many of these properrties are very very old.
I believe that even in Malaysia, this is very true. If we look at the better managed properties, we would note that their collections are indeed high.
Therefore, one of the major steps that we need to take is to “educate” the owners and residents of these properties. We must teach all of us, the importance and necessity of prompt and regular payment of Maintenance Fees. Education cannot be done overnight, but it must start and be continuous.
These education programmes must be done jointly by the local JMB / MC as well as the local councils and on a larger scale even by the Ministry of Housing, perhaps through the Mass Media.
Why must the government be involved in these private properties? If these properties are not properly managed, they would in the not too long distance, turn into eye-sores and become a social burden. We do not need to wait until such a time to act. Prevention is always better than cure.
As part of the education process, all owners and residents must be aware of the costs of running and maintaining their property. JMB /MC must be transparent in showing costs details; and perhaps even to explain what happens if and when certain jobs cannot be done due to lack of funds. It is through these frank and open information, that we can all learn and be made to realise the importance of our roles and responsibilities.
JMB / MC cannot wait for the governemnt to take the first step. I believe it is their responsibility to start these education programmes; and what better time than now! Meanwhile, local councils and the Ministry must begin to budget for these educational programmes and perhaps even start conducting training and education road-shows. The training includes interpretation of accounts, office and account management and even simple things like how to conduct meetings for JMB / MC as well as communication skills.
As we face the realities of a worldwide economic slowdown and recession, there cannot be a better time than now to begin this long journey. Most people would probably have more time to spend at home due either to lack of work or for reasons of costs savings. Thus, this is the best time to communicate to and educate your fellow owners and neighbours. JMB / MC, take that first step now.
Therefore, I highly recommend JMB / MC to start giving this matter serious consideration. I would like to take this opportunity to remind all of us that the success of running and maintaining our common properties can only come about guided by transparency, responsibility and accountability.
Education is of course only one area. On the next article, I will discuss other areas that we need to look at in order to move forward in Common Property Management.
I welcome comments and suggestions on other areas and issues that can be covered.
Malaysia has moved forward in terms of community living within jointly owned (strata titled) properties. Many of such properties are now owner managed, as a result of the Act 663, 2007.
However, there is still much to be learnt by owners in terms ofcommon property management. Most would have little or no experiences and thus rely very much on their own intuition as well as sharing and learning from each other. Even government agencies and even NGOs, are struggling along though they may have the best intent.
So, with such limitations, we have little choice but to learn and observe from those with more of such experiences. Hong Kong, Macao, China and nearer to home, Singapore are good places to start.
From my own personal experiences and observations in these countries, one major issue strikes home loud and clear. It is the level of collection of the monthly management fee. In these communities, owners find it to be their responsibility to pay their monthly fees on time, every month; and they do so. Collections are generally over the 80% levels; with very few defaulters. Thus maintenance of these places remains healthy even though many of these properrties are very very old.
I believe that even in Malaysia, this is very true. If we look at the better managed properties, we would note that their collections are indeed high.
Therefore, one of the major steps that we need to take is to “educate” the owners and residents of these properties. We must teach all of us, the importance and necessity of prompt and regular payment of Maintenance Fees. Education cannot be done overnight, but it must start and be continuous.
These education programmes must be done jointly by the local JMB / MC as well as the local councils and on a larger scale even by the Ministry of Housing, perhaps through the Mass Media.
Why must the government be involved in these private properties? If these properties are not properly managed, they would in the not too long distance, turn into eye-sores and become a social burden. We do not need to wait until such a time to act. Prevention is always better than cure.
As part of the education process, all owners and residents must be aware of the costs of running and maintaining their property. JMB /MC must be transparent in showing costs details; and perhaps even to explain what happens if and when certain jobs cannot be done due to lack of funds. It is through these frank and open information, that we can all learn and be made to realise the importance of our roles and responsibilities.
JMB / MC cannot wait for the governemnt to take the first step. I believe it is their responsibility to start these education programmes; and what better time than now! Meanwhile, local councils and the Ministry must begin to budget for these educational programmes and perhaps even start conducting training and education road-shows. The training includes interpretation of accounts, office and account management and even simple things like how to conduct meetings for JMB / MC as well as communication skills.
As we face the realities of a worldwide economic slowdown and recession, there cannot be a better time than now to begin this long journey. Most people would probably have more time to spend at home due either to lack of work or for reasons of costs savings. Thus, this is the best time to communicate to and educate your fellow owners and neighbours. JMB / MC, take that first step now.
Therefore, I highly recommend JMB / MC to start giving this matter serious consideration. I would like to take this opportunity to remind all of us that the success of running and maintaining our common properties can only come about guided by transparency, responsibility and accountability.
Education is of course only one area. On the next article, I will discuss other areas that we need to look at in order to move forward in Common Property Management.
I welcome comments and suggestions on other areas and issues that can be covered.
Wednesday, October 22, 2008
Poor and unsustainable water management....
Water shortage crisis looms over Malaysia
PUTRAJAYA: Many parts of Malaysia face a lack of water although the country has renewable water that is five times per head higher than that in many regions in the world.
And poor water management is the culprit, said Natural Resources and Environment Minister Datuk Douglas Unggah Embas.
The country's per capita renewable water was about 5,000 cubic metres per year compared to many regions in the world that had less than 1,000 cubic metres, he said when opening the Third Water and Environment Partnership in Asia (WEPA) International Forum on Water Environmental Governance on Wednesday.
Obviously, this problem was attributed to unsustainable management of water resources rather than to the quantity of water available for domestic, industrial and agricultural uses, he said.
His speech was delivered by his deputy, Datuk Maznah Mazlan. Douglas said that, for example, a recent study indicated that only 40 per cent of the country's lakes and reservoirs were in good condition.
"As these water bodies hold large volumes of water that can be utilised during droughts, the management of water quality has become increasingly critical," he said.
He said water quality issues in Malaysia were expected to become increasingly important as the population continued to grow.
The government, among others, would place greater emphasis on water quality programmes to improve the surface water, he said.
WEPA, a programme initiated under the Japanese Ministry of Environment following the 3rd World Water Forum in Kyoto, Japan, in 2003 has chosen Malaysia to hold the two-day forum beginning Wednesday. Bernama
PUTRAJAYA: Many parts of Malaysia face a lack of water although the country has renewable water that is five times per head higher than that in many regions in the world.
And poor water management is the culprit, said Natural Resources and Environment Minister Datuk Douglas Unggah Embas.
The country's per capita renewable water was about 5,000 cubic metres per year compared to many regions in the world that had less than 1,000 cubic metres, he said when opening the Third Water and Environment Partnership in Asia (WEPA) International Forum on Water Environmental Governance on Wednesday.
Obviously, this problem was attributed to unsustainable management of water resources rather than to the quantity of water available for domestic, industrial and agricultural uses, he said.
His speech was delivered by his deputy, Datuk Maznah Mazlan. Douglas said that, for example, a recent study indicated that only 40 per cent of the country's lakes and reservoirs were in good condition.
"As these water bodies hold large volumes of water that can be utilised during droughts, the management of water quality has become increasingly critical," he said.
He said water quality issues in Malaysia were expected to become increasingly important as the population continued to grow.
The government, among others, would place greater emphasis on water quality programmes to improve the surface water, he said.
WEPA, a programme initiated under the Japanese Ministry of Environment following the 3rd World Water Forum in Kyoto, Japan, in 2003 has chosen Malaysia to hold the two-day forum beginning Wednesday. Bernama
Monday, October 6, 2008
Is this the beginning of ACTION?
AGM to form condominium’s management corporation illegal
By TAN KARR WEI
RESIDENTS of Palm Spring@Damansara in Petaling Jaya have foiled an attempt by the developer to set up the condominium’s management corporation (MC).
Under the Strata Titles Act, a developer is required to submit strata title applications for at least 25% of the total number of condominium units before calling for an annual general meeting (AGM) to form an MC.
The Palm Spring joint management body (JMB) conducted a check with the land office and discovered that developer Muafakat Kekal Sdn Bhd had not fulfilled that requirement. The development comprises more than 2,000 units.
MBPJ councillor Mak Khuin Weng, who was representing the Petaling Jaya Commisioner of Buildings, said it was unlawful for the developer to call for an AGM before that requirement was fulfilled.
Employees of the developer who were present at the AGM registration desk kept mum when questioned by Mak and the residents.
“The person in charge is still on Hari Raya leave,” answered an employee.
Mak said they could not proceed with the AGM until the developer had applied for strata titles for at least 25% of the units and the employees then voluntarily took their belongings and left the premises.
According to Palm Spring JMB secretary Richard Wong, 44, residents had received an invitation dated Sept 19 from the developer to attend an annual general meeting to form the MC for the condominium.
However, residents only received the letter a few days later, which did not comply with the minimum 14 days notice required by the act.
Some residents also voiced their dissatisfaction over the developer’s decision to conduct the meeting on Oct 4 when many Muslim owners were still away for the Hari Raya break.
“We just want things done according to the proper procedure,” said an irate resident, who declined to be named.
Mak said the council would continue to monitor condominium issues relating to joint management bodies and management corporations.
The MBPJ has come up with its own guidelines on how it interprets the Building and Common Property (Maintenance and Management) Act 2007.
The guidelines apply only to cases under the council’s jurisdiction and copies are available at the MBPJ Commissioner of Buildings secretariat.
It also has a set of guidelines for the operations and conduct of the JMB and joint management committee (JMC).
By TAN KARR WEI
RESIDENTS of Palm Spring@Damansara in Petaling Jaya have foiled an attempt by the developer to set up the condominium’s management corporation (MC).
Under the Strata Titles Act, a developer is required to submit strata title applications for at least 25% of the total number of condominium units before calling for an annual general meeting (AGM) to form an MC.
The Palm Spring joint management body (JMB) conducted a check with the land office and discovered that developer Muafakat Kekal Sdn Bhd had not fulfilled that requirement. The development comprises more than 2,000 units.
MBPJ councillor Mak Khuin Weng, who was representing the Petaling Jaya Commisioner of Buildings, said it was unlawful for the developer to call for an AGM before that requirement was fulfilled.
Employees of the developer who were present at the AGM registration desk kept mum when questioned by Mak and the residents.
“The person in charge is still on Hari Raya leave,” answered an employee.
Mak said they could not proceed with the AGM until the developer had applied for strata titles for at least 25% of the units and the employees then voluntarily took their belongings and left the premises.
According to Palm Spring JMB secretary Richard Wong, 44, residents had received an invitation dated Sept 19 from the developer to attend an annual general meeting to form the MC for the condominium.
However, residents only received the letter a few days later, which did not comply with the minimum 14 days notice required by the act.
Some residents also voiced their dissatisfaction over the developer’s decision to conduct the meeting on Oct 4 when many Muslim owners were still away for the Hari Raya break.
“We just want things done according to the proper procedure,” said an irate resident, who declined to be named.
Mak said the council would continue to monitor condominium issues relating to joint management bodies and management corporations.
The MBPJ has come up with its own guidelines on how it interprets the Building and Common Property (Maintenance and Management) Act 2007.
The guidelines apply only to cases under the council’s jurisdiction and copies are available at the MBPJ Commissioner of Buildings secretariat.
It also has a set of guidelines for the operations and conduct of the JMB and joint management committee (JMC).
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