Today I decided to go for my haircut and usually whenever I do I make sure that I have a copy of the Star or the Straits Times, but today it was the Star. The usual routine while my hair stylist does her thing is for me to be absolutely engross in reading all of the news in the paper.
Not many articles in there were of particular interest except for 2 articles in PAGE SBW 24 & 25 (Land and Property-Starbiz Week 18th April'09).
Article 1: What makes a landed, gated and guarded project?
Article 2: Security still a concern in landed, gated and guarded projects
Stories
by THEAN LEE CHENG
I have always wanted to post something about the G & G concept especially concerning such a "concept" promised and promoted by Malton for Taman Mutiara Puchong housing enclave.
Not many residents truly understands the definition of such a concept or terminology and the pitfalls of some of these "concept" by developers, especially those who seek to "enhance" their marketing strategy in promoting such a development to the masse of potential house buyers in Malaysia. It is a known fact that due to the alarming rise in crime rate YOY (year-on-year) with the police citing lack of man power amongst many reasons including the escalation of foreign work force and etc for the cause of the increase, it is no wonder the G & G concept of housing is in great demand and is evident more today in most residential development projects.
What I would like to share is that when I first bought a house in Taman Mutiara Puchong, I made the most common mistake of actually believing everything I heard from the marketing or sales people that were in the showroom and on top of that I was guilty of the cardinal sin of not checking thoroughly the specifics of the housing development by actually poking around more e.g. (land title, building plans, read the DMC properly).
I was guilty of actually equating Malton's reputation with their previous developments in various parts of Klang Valley with the development I was buying into and taking things for granted that if they could build other places well it will most likely be the same in Taman Mutiara Puchong and the last thing they intend to do is to hoodwink the buyers.
I was one of the hoodwinked individuals of many but since then I have learnt and is the reason to share. I am not implying it is entirely Malton's fault for trying to make their property or the said housing development have more appeal, and more attractive to home buyers looking for housing projects offering a G & G concept but some research is necessary to avoid any complications, would be my first and most important advice.
Not many residents in Taman Mutiara Puchong knows about the "actual" facts in regards to the G & G "concept", these facts are known by only a handful of resident owners whom have been active as members of the residents association since late 2006 - early 2007.
After you have read both the articles you will conclude that TMP is not a truly gazetted G & G because of the following facts:
1. It is not a strata land title but instead individual land title for home owners.
2. Original building plans was without perimeter fencing, perimeter fencing was only erected after additional building application submitted and approved by MPSJ. This is also the reason for the initial design of the perimeter wall without the said bard-wire at the top to prevent intruders.
3. Point No.1 and No.2 is why Taman Mutiara Puchong is without a club house and swimming pool.
4. No Joint Management Committee is necessary as TMP is not a stratafied land development category (not under COB) hence note the exception in the DMC where it specifically stipulates that the vendor of the land (Malton/Interpile Sdn Bhd) has the right to appoint or relinquish management of the property to the Residents Association or any licensed property management company appointed by the Residents Association if it decided to do so.
5. Specific mention in the DMC for vendor or appointed vendor to collect service fees (including maintenance) of a specific sum and change in the said sum from time to time at the sole discretion of the RA by way of tabling new amount to be voted in the respective AGM by a majority of home owners present as and when it is necessary.
6. Specific mention to the management of the said property in regards to defaulters and the specific rights of the property management company/vendor to take the necessary steps to ensure stable and sufficient collection from property owners.
In TMP's case the DMC is the rule of law together with the house rules. Due to this unique setup the RA has the authority to also pass any by-laws if it is needed and to be voted accordingly in the EGM or AGM by members of the RA which consists of residents themselves (as resident property owners with vested interest in the community and representing the community it is important to note that this set up have the advantage of achieving very specific objectives for the betterment of all in the community - especially when dealing with the developers or the local council or any other external parties).
The only reason why the RA in TMP is in charge of the management is because of the following facts:
1. Last minute notification to the RA that Interpile Sdn Bhd will relinquishe the responsibility of providing management services in Taman Mutiara Puchong. RA previously responded to Interpile to continue with the management @ RM 80.00 service fee per month as Interpile have confidently issued notice to all households of the said fee being RM 80.00 from the original amount of RM 50.00. (At the time only 397 units of houses were sold with less actually occupied.
2. RA of TMP with just less than 20 members at the time had no choice but to sacfrifice time and pooling resources to organise the very first AGM 2008. Members all contributed by sponsoring in cash and in kind to get the said AGM organised all out of their own pockets.
3. RA of TMP carefully calculated and projected a service fee amount of RM 100.00 in response to be better prepared and managed accordingly with the said amount not to increase over the next 5 - 8 years. Calculation of the amount factored in the number of units not sold (more than 100 units in 2008, including bumiputera lots) out of the total 504 units. This is necessary to potray a more accurate projection of monthly service fee collection.
4. Within 2 weeks the RA of TMP had to invite property management vendors (more than 6 quotations evaluated) and selected base on price and reputation of service provider.
5. Subsequently after take over from Interpile Sdn Bhd officially the RA of TMP pursued many objectives and implemented and enhanced the community and over the course of 12 months much improvements were made as chronicled in this blog.
Although much have been done, it is far from over as much more remains especially the main tiresome and repetitive issue of "HANDOVER". Currently you will be able to notice the drainage in TMP being attended to with sacks of sand being pumped out of the main sumps all over. This is part of the requirement by MPSJ for Interpile to address after the RA submitted a host of issues officially through the appropriate channel.
This process is painstakingly slow as is evident and is the only cause of delaying the intended construction of the second entry lane into TMP. Previously this was the cause of the delay and the response of MPSJ not being able to erect the road humps requested by the RA, but since then (more than 1 year waiting) the RA of TMP decided to move ahead and fund the said contruction of the road humps anyway as the dangers of the speeding vehicles and the main concern for the safety of the children in TMP far outweighs any legal implications.
I can go on and on about what has been done and what else is needed or pending but my main objective here is to share and for all residents to be informed that the RA is doing what is needed and need the full support of all the residents to ensure more solidarity and sustainability. A special message goes out to all the defaulters to wake up and be a team player in this community. Your property lies in the boundary of TMP community hence with more funding more can be done to enhance and improve facilities and environment. In the end the value of the said property will benefit and hence the owners will benefit. This is the foresight that all of us stakeholders must have to ensure that we are above average but yet affordable.
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