Residents want action now

18/12/2007 The Star Story and photo by Yip Yoke Teng

RESIDENTS of Sri Bahagia Court in Cheras are upset with the way the management is running the apartment.

The apartment’s Special Action Pro-tem Committee, formed by about 30 residents last month, called for a press conference recently to highlight their grievances. Condominiums, Apartment and Highrise Committee vice chairman Khong Chee Seng was also present.

The residents’ main complaint was the management’s quarterly collection of RM50 for the “Six-Year Project Fund” on top of the monthly RM135 maintenance fee and RM15 sinking fund, which they deemed high for medium-cost apartments.


Show of dismay: Sri Bahagia Court residents showing their disappointment with the apartment’s management.
“The creation of such an account (the Six-Year Project Fund) is questionable,” said special action pro-tem committee chairman Paul Chong.

“They created this account after we refused to pay a RM50 deposit for the auto gate access card.

“We have voiced our disapproval of and disappointment at such a practice during several meetings, but the management ignored us, saying that the move was backed by the majority by proxy, which we felt was questionable,” he said.

The pro-tem committee’s vice chairman, Anna Ooi, added that many residents were also unhappy with the works carried out in the apartments, comprising two blocks with 90 units each.

“The works were carried out hastily, and we were neither informed of the costs involved nor have we been able to see the accounts,” she said.

Other residents present also highlighted their dissatisfaction with the security arrangements, claiming that the guards did not carry out their duties responsibly as they had been caught sleeping in the guardhouse and watching TV programmes on the monitor meant for the CCTV.

“We find it mind-boggling that residents are asked to register themselves at the guardhouse but stran-gers are allowed in with no questions asked,” Chong said.

Khong said the residents, in general, supported the management but hoped that the latter could be more transparent and co-operative.

“We are also taking this opportunity to encourage all residents to pick up their strata titles because these are the ‘birth certificates’ of their units.

“We wish to tell the management that even if a complaint is brought up by only one person, the management should take it as constructive criticism,” he said.

The management of Sri Bahagia Court, in a written statement, pointed out that the project fund was first approved at the 4th AGM dated March 5, 2005 with no objection recorded. The fund collected from all owners, at RM200 per year, was grouped under the Special Fund as defined by Section 46 of the Strata Titles Act. It had also been reported in the audited accounts for the years ended 30/9/2005 and 30/9/2006.

“It was set up on top of the existing sinking fund with the purpose of ensuring that the apartments were properly maintained. As the building was 13 years old at that time, specific major projects had been identified for rectification in the near term, subject to availability of funding,” the statement read.

According to the statement, the Six-Year Project Fund will be used to upgrade, maintain and/or install the children’s playground, lift modernisation, auto gate, road surfacing, fencing, CCTV, water tank de-sludging, main water filtration and painting.

The management also expressed disappointment over the fact that a minority of the residents did not take the trouble to attend meetings and raised objections only after decisions were made, adding that the majority of the residents had paid their dues in respect of the project fund and maintenance projects had been carried out within budget.

“The 6-Year Project Fund had been audited by independent external auditors, and the audited accounts concerned were tabled for adoption and approval at every AGM.

“Some residents might not have the right to access these records as they are not registered proprietors and are contributors to the ever-rising high outstanding maintenance fees,” the statement read.

The management also insisted that the minority who made an issue were those unwilling to pay up to register as strata title holders, and hence they did not have voting rights at the AGM.

On the sub-standard performance of the security guards, the management appealed for the residents’ assistance in providing solid evidence so that action could be taken against the guards whenever necessary. It would consider engaging an external security firm if the problems persisted.

On the high maintenance fee, the management said it was due to the development comprising fewer units in comparison with others.

“As the apartment merely comprises 180 units, the economics of scale can hardly be achieved. From the mere sum of RM24,300 per month service charge to be collected, we need at least RM19,000 to cover all overhead and maintenance costs. There is a very tight margin left and most of the time, we cannot even collect 100% of the service charge from owners, which has resulted in a very high outstanding maintenance of around RM260,000,” the statement read.