Africans in Condominiums

Spotlight: African alienation
2010/05/23

Share | Scary, intimidating and rude are only some of the words used to describe Africans in Malaysia. Are we allowing a few bad apples to spoil the bunch? AUDREY VIJAINDREN and SONIA RAMACHANDRAN take a look at the issue.
MOST Malaysians are guilty of clutching their handbags a little tighter and avoiding eye contact when they spot an African.

They have, after all, been accused of committing various crimes in the country, especially black money scams.


Some have also described them as raucous and loud, and labelled them as troublemakers.


Are we allowing our prejudices to get the better of us?

Condominium, Apartment and Highrise Committee adviser Peter Chong said the general perception among Malaysians was that Africans caused trouble.


"We immediately have a negative thought when we mention them.

"In actual fact, it's our perception that is the problem. We are intimidated by their size and the way they look.

"They do cause trouble to a certain extent, but there are many other cultural differences that contribute to this.


"For example, for them, it is normal to say, 'Hello darling, how are you?', when they see a girl. But in Malaysia, that is rude and unacceptable."

Chong said the many black money scams had also contributed to this negative stigma.

"We assume that they are all bad, but that is not necessarily true. You see many of them actively involved in church music ministries.

"But this happens everywhere -- the good ones suffer because of the bad apples. Even our cab drivers suffer from this."

He said in many cases, the Africans, especially those who came here to study, were the victims.

"When African students arrive here, they need a place to stay. Because landed property is expensive, most of them end up renting apartments.

"Unfortunately, some colleges have taken advantage of this. They advertise pictures of apartments on their websites, claiming it's part of their campus.

"When the students arrive, many colleges put more than ten people in one unit, charging RM250 per person.

"But the actual rental for the unit may only be RM1,200. They are maximising the space because of greed," he said.

Malaysian Association of Private Colleges and Universities (MAPCU) president Dr Parmjit Singh said it was wrong to stereotype people.

"We must also recognise that not all the Africans in this country are students."

He said the Malaysian public had not matured enough to the level of living in a cosmopolitan environment.

"A large number of students from Africa are sponsored by their respective governments. That means, they are bound to be students who are bright and qualified for such scholarships.

"As much as we would like them to change and adjust to our culture, we should be equally ready to accept everyone from all parts of the world, in order to become an international hub for higher education."

Responsible colleges and universities, he said, had induction processes for their foreign students.

"Besides the higher learning institutions, the embassies and high commissions also play an active role in inducting students from their countries and educating them on the social norms of this country."

On renting residential units for students, he said the institutions had a major role to play.

"When we rent private residences to place our students, we play an active part in the meetings of the residential associations.

"We are willing to listen to any problems they might have with our students."

He said the number of African students in this country was not on the rise.

"It is a mature market and the population growth is from countries that are not mature."

Property management firm, VPC Alliance (PJ) senior general manager Daniel Kat, however, said there had been complaints about African students from other apartment and condominium owners.

Most complaints were over the students making noise after stipulated hours.

"I won't say all are misbehaving, but generally most of the complaints are related to breaking house rules and making noise at night.

"Some also get drunk and start misbehaving."

The problem with most of the students, he said, was that they brought their friends home to party.

"In some condominiums, more than 70 per cent of the units are occupied by students. It does not help that many of them bring their friends back."

What's the solution?

"Unit owners, colleges and universities must be more responsible.

"If the local government enforces a limit on the number of people in one apartment, there won't be many problems," said Chong.

The Higher Education Ministry, he said, should make it a licence condition for colleges and universities to have induction courses for all foreign students.

"It must also make sure these foreign students are actually here to study and not for other activities," he said.

Kat said a lot of local residents want the management of condominiums and apartments to reduce the number of foreign students in their units.

"We've talked to the agents and asked that they find local tenants instead.

"Another strategy is to try to increase rentals in order to deter foreign students from renting apartments."


'We are not monsters'

ABDULRAHMAN Muazu loves Malaysia but is thinking of leaving the country.

"I'm thinking of studying somewhere else as I don't have any local friends here. Malaysians don't talk to us and I think they are generally afraid of us. I feel really, really bad. People treat you as if you are a monster. We are not monsters.

"I think Malaysians are shy and they don't like socialising with foreigners. I don't blame them as some foreigners have been behaving badly and giving the rest of us a bad reputation," said the 19-year-old business information systems student from Nigeria.

That the locals were not talking with him, said Abdulrahman, had affected him psychologically.

"How would you feel if people don't talk to you? I love this country but I don't really enjoy it because I don't have any friends. Even our classmates just mix with us for group discussions and studies but there is no exchanging of phone numbers or socialising after class," he said.

When asked what he would wish for from the locals, Abdulrahman said: "I think they should judge each person individually. Please don't be prejudiced. People could be good and people could be bad. Try giving us a chance."

Ibrahim Muhammad Sakanau, 23, and his brother Shafie Sakanau, 20, said Malaysians were not at all friendly to them.

"Only my brothers are my friends. It bothers me. Maybe they don't talk to us because some Nigerians are behaving arrogantly in Malaysia. Maybe they think we are all like that. I've never been invited to the homes of any Malaysian during festive seasons and my classmates only mix with me during assignments.

"It hurts me a lot. Not all of us are bad," said Ibrahim.

Their house owner, Rachael Philip, has got no problems with renting her apartment out to African students.

"They are really nice. They always ask about my children when I go and collect the rental and there's always chocolates for the children. They are also very prompt with payments and always pay two months' rent in advance.

"The apartment is also in good condition. I am lucky I have good tenants. I had a local tenant previously and I had to beg him for rental every month. I feel we must not be so quick to judge," said Rachael.

Universiti Malaya education faculty department of mathematics and science visiting lecturer, Dr Kunle Oke Oloruntegbe, said Malaysians were generally accommodating and friendly.

However, Oloruntegbe, who is from Nigeria, said it did bother him that Malaysians rarely mingled with Africans.

"Many here seem to generalise all Africans as being the same and they stay away from us."

The father of six, who arrived here in October last year, said: "I am here alone so sometimes it does get lonely for me. Even the locals at the apartment I live in do not mix with me. They are friendly and they would greet me but it ends there.

"I would like to ask Malaysians to please look at us as individuals. Judge a person based on his character, integrity and honesty, not his face."

Abdul Aziz Abba Goni said there are many Africans who come to Malaysia with good intentions.

"Do not let colour or nationality stand in the way of one's perception of a human being. I have worked hard to obtain my degree and am looking forward to a brighter future because of what Malaysian education has offered me. I believe studying here was a wise choice and I am grateful for this experience.

"I wish no harm onto my hosts. I hope more Malaysians will meet positive ambassadors in the near future," said the 25-year-old postgraduate student.


'Too many ugly incidents'

AFTER living comfortably in the same apartment in Sunway for more than 10 years, Sylvia (not real name) is now afraid to step out of her home.

"When my husband and I first moved here, it was a really decent place.

"Our neighbours were nice and friendly, and we thought it was a great place to bring up children.

"We saw ourselves swimming with our kids in the pool and pushing them on the swings in the playground."

However, all that changed.

"In August last year, I noticed an influx of African residents. I believe most of them are students from Nigeria, but it's difficult to tell.

"It's extremely intimidating, because they go about in large groups, talking loudly and drinking alcohol.

"The way they speak and stand can be very intimidating. Even the way they look at you.

"You can see that some are serious in their studies. But many others leave their apartments everyday wearing 'bling-bling'.

"The girls are no different -- you can't help but wonder whether they are here to study or party."

She said there had also been many "ugly" incidents.

"More than once, these students parked their cars in my lot. When I asked them to move, they claimed to have diplomatic immunity."

She said in the past six months, she had taken extra precautions.

"I'm more aware of my surroundings. It can get very scary being alone in the lift with a bunch of foreign students, so I wait for the next lift.

"I've even stopped my daughter from going to the swimming pool and playing on the slides.

"It's unfortunate that we are so afraid to go out of our own apartment. I own a unit but can't even enjoy the rest of the facilities."

Sylvia said the situation had got so bad that she and her family were moving out.

"It may be unfair to judge them because they could actually be really nice people."



Read more: Spotlight: African alienation http://www.nst.com.my/nst/articles/28avafrican-2/Article#ixzz0oqPM4bxQ

Positive Thinking for the way ahead.....

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."

When Your Management Does Not Form The JMC

http://www.nst.com.my/Current_News/NST/Monday/Frontpage/2311090/Article/index_html

Taking matters into their own handsBy R. Anbustreets@nstp.com.my


KLANG: Owners and residents of Prima Bayu Apartments in Bayu Perdana here took charge and formed a joint management body to address problems on maintenance following the developer's failure to respond to the set up.
Residents' Association chairman P. R. Rajah said the body had to be formed, although under the law the management body should comprise the developer and residents. He said a letter was sent to the developer urging it to set up the management body, but there was no response."Following which residents lodged a complaint with the Commissioner of Buildings, which is under the Klang Municipal Council."The council appointed an agent to help us form the joint management body which was supposed to comprise the residents and the developer. But the developer did not turn up."This is the first meeting where an agent has been appointed to help us form the body," he said at the meeting recently.
In the absence of developer Palm Grove Sdn. Bhd, the meeting was conducted by Peter Chong, the agent appointed by the council. Rajah was elected as chairman of the joint management body, Albert Yeow as deputy chairman, V. Gunaseelan as secretary and V. Kalaisilvan as treasurer.Prima Bayu comprises 672 apartments with 3,000 residents. Not all are owners, some companies have rented the flats to house their workers.Rajah said the residents have had various problems especially on maintenance and security.Klang MP Charles Santiago, who was present at the meeting, advised developers in Klang to work closely with residents to work out complaints and problems."Many complaints from residents of apartments have been about the lack of maintenance and the developers' lackadaisical attitude."

You are not alone!

http://www.nst.com.my/Current_News/Streets/Saturday/Stories/2279152/Article/index_html

Complaints aplenty from Menara City One residents

Nuradzimmah Daim

KUALA LUMPUR: Many would give an arm and a leg to live in the heart of the city, but the residents of Menara City One Condominium feel they don't have much to boast about.

They have numerous complaints about the management of the building in Jalan Munshi Abdullah, near Jalan Masjid India, which also houses 49 shoplots on the ground floor.

Lack of maintenance, poor lighting in the carpark, cracks in the building, noise, air pollution and open burning near the entrance to the car park are just part of the long list.

Another problem, says senior bank manager Pang Teng Lee, is that he and other owners are still waiting for their strata titles.

He said the 10-year-old building was initially maintained by developer City One Sdn Bhd, but was handed over to City Hall in 2003.

"City Hall has done nothing about our titles.

"And we have been paying our monthly maintenance fees but we have no access to the accounts.

"We hope the joint management committee formed in April will help and be more transparent about what is happening."

He said nothing was accomplished at the first meeting between City Hall and the committee because the audited accounts were not given to the residents.

Irene Tan said she was concerned about the safety of the residents as any vehicle can access the car park.

"And because of the condition of the building and the fact that we don't have strata titles, the market price of our units has actually dropped from the original RM200 per square foot."

The exasperated residents have asked Bukit Bintang MP Fong Kui Lun to help.

He visited the building and arranged a meeting with the joint management committee.

Committee chairman M. Ramanathan said the maintenance and running of the 502-unit building was being done properly.

"We are doing our best. But the residents are close to RM6 million in arrears on their maintenance.

"If the residents don't pay, how can we maintain the building?

"We check all contracts with service providers and welcome suggestions and feedback on service providers from residents. We have nothing to hide as we are also residents here.

"We have applied for the strata titles, but there is a caveat that needs to be removed before we can proceed," he said.

Apartment Owners in a Limbo

Pitfalls await unwary apartment owners now that they are starting to manage their own common properties, writes LEE SIEW LIAN of NST online - columns dated 2008/05/04

APARTMENT owners are trapped in the middle of a roiling dispute over who should control the lucrative business of property management.

With an estimated RM600 million in annual fees at stake, the long-standing battle has left owners in a bind over who to appoint to help run and maintain their communal properties once they take over from developers.

While the two groups of property players slug it out, state governments are dithering over who to appoint as building commissioners, the officials who should be best placed to decide on the issue.

This leaves the country's 1.2 million apartment owners with little guidance over what to do and few safety nets to catch them if they make a mistake.
Because regulation of this industry is inadequate and dotted with loopholes, apartment owners are now exposed to major risks, including financial disaster.

"It's a daunting and confusing task," says Veronica Gan, president of the Bangsar Heights Residents Association, which will soon form their own management corporation.

"What we need are some guidelines on the best practices to adopt or how to negotiate. The only material we have is from the House Buyers Association, but it's not really enough."

"There are many pitfalls during this transition period," says Chang Kim Loong, honorary secretary-general of the national HBA, "But no one's looking out for the consumers."

Thousands of joint management bodies (JMBs) were supposed to have been set up this year, giving owners of flats, apartments and condominiums a say, together with developers, in how subdivided properties are run.

JMBs are interim bodies for the years before strata titles are issued and owners' management corporations (MCs) set up to take over from developers.

One of their biggest responsibilities will be to appoint someone to manage their common property, from the grounds and lifts to corridor lighting and swimming pools.

Almost overnight, a huge and lucrative industry has opened up.

"If unit owners paid an average of RM50 in monthly maintenance charges, it would mean RM50 million a month, RM600 million a year," says Kumar Tharmalingam, secretary-general of the International Real Estate Federation (Fiabci), in Asia Pacific.

The Board of Valuers, a statutory regulator, says owners should appoint only property managers that it has registered. But a lobby group, the VAEA Joint Action Group, insists that there is no such restriction.

The VAEA refers to the Valuers, Appraisers and Estate Agents Act 1981, the statute that governs the board.

The Joint Action Group has players from different industries as members, ranging from the Real Estate and Housing Developers Association (Rehda) to apartment management corporations and the Associated Chinese Chamber of Commerce and Industry (ACCCIM). Fiabci Malaysia, which Tharmalingam used to head, is also part of the group.

The group reads the law differently and asserts that by definition under two other Acts, the owner bodies and corporations escape the effects of the Valuers Act.

They claim the two Acts -- the Strata Titles Act 1985 and the Building and Common Property (Maintenance and Management) Act 2007 -- allow owners' committees to appoint what they call managing agents.

"Anyone with the right experience and ability can be a managing agent. JMBs and MCs can appoint any one they see fit to manage their properties," says Datuk Teo Chiang Kok, See Hoy Chan director.

Their problem with the Valuers Act is that it effectively allows only registered valuers to become property managers. They say this makes the property management industry a monopoly for just a few hundred registered valuers.

"But it is the free market that should decide," Teo says.

Board of Valuers president Datuk Abdullah Thalith Md Thani says anyone involved in managing and maintaining property should be properly regulated and well-qualified.

"I want to open up registration to anyone who is interested. It's a misunderstanding."

He says he had proposed to amend the Valuers Act, but intense resistance from developers and other property players forced him to drop the matter. Thalith is president by virtue of his post of director-general of the Valuation Department under the Ministry of Finance.

Thalith agrees with most industry players that the Act's provisions for regulating property managers are inadequate, and enforcement patchy.

But he worries that those who appoint the so-called managing agents could be courting financial disaster arising from mistakes, negligence and dishonesty. Those registered under the Act would be required to obtain professional indemnity insurance, he points out.

The HBA, a voluntary organisation which represents home owners, agrees owners are exposed even if these unregistered managing agents had adequate indemnity insurance.

Chang, who is honorary secretary, argues that the insurer could repudiate liability and refuse to pay up since the managing agent is not a legitimate property manager registered with the Board of Valuers.

Indeed, the same could happen to owner bodies themselves, the JMBs and MCs, he says.

"The relevant statutory provisions do include prosecutions and the right to sue, but this is hardly any protection at all to owners. There are too few preventive measures." The HBA favours tighter regulation and compulsory licensing of property managers. "Lives and properties are entrusted to their care, control and management," Chang says.

He also urges the board to grant amnesty to competent but unregistered property managers, to encourage them to register.

"It's similar to the drive that was extended to unlicensed real estate agents some years ago."

Fiabci's Tharmalingam agrees, saying the board has, by inaction, allowed unlicensed property managers to flourish for 20 years: "They now have the right to exist."

A valuer by profession, he goes even further to say the JMBs and MCs should also be registered. Registering these owner bodies would offer a safety net to individual unit owners, he explains: "Those who serve in the (executive) committees have a responsibility for the (financial) performance of the JMBs and MCs. If the board is prepared to regulate property managers, then it should take responsibility for the JMBs and MCs too."

The problem is the laws governing stratified properties have been drafted and amended piecemeal, leaving loopholes that expose apartment owners, Tharmalingam claims.

"It's a solvable problem, but cooler heads must prevail."