Property Manager

Please be inform En. Raja Iwan Asraf have been resign as Property Manager effective on 21/6/2011 , all matter related to Park Avenue Block C should be handle by management office. Until the new manager been hired

Improve security

Time for us to upgrade the old 5 year CCTV with the improve version , with all the problem on the security issue surrounding damansara damai area, we must take futher measurement to counter all this problem. current PACJMB are serious in the term of security encforcement.

Our new camera setup to monitor the playground area with our children daily usage is good we can have a close monitor.

Pool camera is critical to monitor any problem.

Clearer view on the background security camera

Parking entrance to monitor and keep track of of our car been illgally drive out. As we already aware there many issue on car been tow by bank without proper document and procedure

This whole project have cost us a bomb in our building fund but PACJMB do believe it is the best measurement and a need to improve this as all our family is in here. We must ensure our family is safety and feel good to stay in here. Another 20k project done this year, we are running out of time for this year term, hopefully the new PACJMB will be ready to take on the roles and futher improve our building.

Access Door

 

Our access door failed again barely a month after all the installation and rectification work been done and it cost us 4k plus just to fix all this and after few day of thunder storm it is all gone again. Once again we back to square one again with all this ding dong from vendor to check and repair all this controller and it didn't come in cheap price like RM 20-100 it average out RM 650 for one controller. Anyone in this coomunities knew something better or how to stop all this nonsense

Park Avenue Monthly Staff Award

Our PACJMB secretary represent to give a speech to all the staff and attendand some of the owner even come to join our makan-makan parties for the day. This have been a hard year to all of us to estlablish the team. Is almost end of our term as well for the session 2010/11 team, hopefully the new guys on board able to channel more idea to improve our little home.

This month award fall to haizul for his excellent service and commitment toward his job, once again congratulation

All the birthday guys and girl doing the cake cutting ceremony , this is our first time doing such event there will be more to come in the up coming month to shown our aprreciation to the team member.

Our PACJMB Mr Azhari is having his birthday present as well

Lastly is a team photo, too bad our Mr Chairman can make it to the event for the day, we will have to wait for another round of picture to include Chairman picture

Well I can't remember all the guys name but those from the front row from left we have nazri, noraimi (Building Technician) , Iwan (Property Manager), Sheikh (Secretary) , Treasurer, Jumaiah , Hairina (Assistant RM) and Edlyn.

Management Office

When we were first come to PA the management offie the property company then was Henry Butcher, we only can see some long table with huge white board there is no proper lighting, aircond or even the customer chair is those plastic one. Few year down the load PACJMB finnaly get the change to remove all this image and put our management office into a propert one. Although this project have some objection and debate during the initial stage but it still been completed and everyone is happy with the outcome

Well it might not be the best looking office around but at least we are moving from the old school style to a more propert management office. At least I'm more happy to drop by the office from now on.

Progress for 2010/2011

Let said this year we have do more internal upgrade rather then big project like the pass few year. Well we started off we some upgrade on the management office uniform

from left we have the building technician, our assistant resident manager (Hairina), property manager (Raja Iwan) and our guard uniform. This might be a minor change to some people but this is commitment and support the PACJMB shown toward the building management. As our focus for this year will be on block C retail unit but please ensure block A & B will be keep in top condition.


We area doing the painting job in every floor , time to give some face lift to our building. It have been almost 5 years. Let maintain our property clean, hope all resident can keep the cleaniness level. Well the paint is not cheap at all a nippon or majestic paint easily cost us rM 100 per 5 litre.




Here are some picture on the plant upgrade as well, this flower and tree have been in good care of our PACJMB member Mr Nazri & Miss Edlyn . There have been very particular in choosing the best plant and colour to suit our place kudos to them in the upgrading project

Block C Development

In our latest development the PACJMB has now hired a property manager to start focusing on this abandon building, without much support from our developer we will need to start promoting this office area and make a more drastic improvement.

Raya Festival

Dear resident ,
Been sometimes since the last update, been busy lately rushing for dateline. However please be ensure JMB and their committee are still very much committed to the Park Avenue issue and improvement. Although we have now meet once a month to update each other on the issue raise but we have a dedicated management team which so far performance well to cope up with all the changes and requirement. Hope the team will be continue and put more effort to improve Park Avenue image and value.

Let see some event running during the puasa month by the committee member
Well our friend here is busy cooking some porridge to distribute to all the resident, well I didn't manage to eat so can't judge it taste good or not













night time dinner at the hall, is good to see so many people to be in the hall beside meeting and AGM, hope to see more people come up and join the events






























Mr Chairman is busy to give briefing on the Park Avenue















Clean up after use , this should be the way to shown what good resident is about .

Astro Down

As everyone have notice our block A astro been down and certain channel can't be browse due to the amplified and booster install on the roof top have been spoil, first is water leaking and damage the devices and there is no services to those item since day one, to fix this item cause 1.5k + 300 service charges . I think it is not cheap hopefully there will be more maintenance job to audit those equipment bi-weekly to ensure everything is working as per stated without any sudden suprised which will cause us money, i believe anything if been take care well it will not be spoil so easily

this the device whom cause the problem for astro


this babe sure is not a cheap device to mess up with


seem like a very simple mechanism to the product

At last thanks to our management office staff on their efficiency in rectified the problem and solve it. Hopefully all the staff can improve their level of service and maintain the efficiency level to improve our Park Avenue in the future, as for now let us join force to clean up all the mess from HB and BR and work toward a better Park Avenue

Management Office & Security team

Finally our own in-house security team been establish, i believe with this new team our security and in house rules can be straighten up. As now under the security head En. Ishak with vast experience from previous years of employment with MK Security I hope he can bring up the Park Avenue status as a well manage and secure place for all resident. No more hanky panky guard whom sleep at their job or have friend sitting around in the guard post. I sincerely hope this will be the turning point to our place, everyone will be more proud of park avenue.
En. Ishak and his security team, take note both En Ishak & his trusted assistant be in black uniform same with management office team and the other is on the standard orange & white combination.

this is the team whom will be help us to guard this area hopefully all resident can give them our support to the new team.

The whole management team with our Park Avenue JMB chairman, secretary & treasurer, there all the people whom have running out place to keep and maintain all our daily operation in park avenue, hopefully we can provide our support as resident and owner in Park Avenue to the management team. As I knew there are facing alot of obstacle in their daily task, with all the issue surrounding our place here. Running the operation in this place is not easy task even more difficult then running owm company exspecially when you have so many stake holder in just one place.

Progress Update 30/June/2009

Dear all,
1 of July make another history been make in Park Avenue at last we have our own security guard to maintain our building safety, but with the new guard in place also put in more burden to the office to ensure monthly collection able to cover all staff salary, as at 1 of July the total staff expenses will reach 30k this will be not a small amount, I hope all owner can start to clear of their outstanding payment. As at now progress have been make by the JMC based on resident feedback and rectified all the problem.

However there still a lot of progress need to be done, one of them will be intercom, this little machine have been out for sometimes now, and you will be surprised this little machine not even in place inside the guard post where is it gone to ? I don't knew . Anyway if any resident whom knew or supplier intercom product please feel free to inform us.

Please feel free to download the minute of meeting in to see all the status on the progress, let me knew if you required more update and information . Will try my best to provide the information

Progress Update 22/June/2009

Dear Resident
another update for everyone please download from the right hand box for the minute of meeting held on last week, As the new office start to operation since last few week I hope the new management office team can provide better service then those by BR and HB in the past year as alot of complain have been ignore or never been channel into proper parties. At least now what every owner said will be hear and be publish to improve our Park Avenue.

However all this effort shouldn't be from JMC only all the resident should contribute their effort sometimes i find it so strange where some resident behavior like barbarian or uneducated, parent just allow their kids to throw rubbish anywhere there like.
I even saw some parent just don't scold the kids even when the kids playing with the fire hose, really have to surrender to such parenting skill.

eople the common area is your house as well and what your friend and family member will said when there visit PA and see all such rubbish surrounding your home, so shame and embarrassing. Now my only hope is all resident change their attitude and move on to something better in the future we are not kids anymore alot of responsibiliteies supposed to be self initiative.

Progress Update 16/June/2009

Dear Resident
another update for everyone please download from the right hand box for the minute of meeting held on last week, although not much picture in the blog recently not much time to take new picture. The management office already start to move in into new unit and our own in house resident manager already on the job for a week, please help him to familiarize with all the resident here again. Feel free to pay him a visit in the management office in block B as the new office have better arrangement and more spacious for all the resident to sit in. Will post more picture soon on the new office layout.
Btw there some logo design for our in-house working shirt, if anyone have ideal feel free to submit your design.

here is my submission, for everyone to decide on this.
Here is another submission from Zul, come on guys need more before the dateline on this wednesday.

latest submission from rizal, personally i like the top right hand one, look very class.. well guys bring in more logo so that we can have more option.. for time being rizal have my vote..

Cheers

Park Avenue Sub Commitee Meeting

Dear all resident,
there will be a weekly meeting between JMB and the sub committee unit to discuss the issue on the building at Poolside 9.30 pm 16/06/2009, all member or non-member is encourage to join us for this discussion session.
As usual there will be issue need to highlighted during the meeting and also for all the committee to meet up with our new appointed resident manager, hopefully there will be some presentation and briefing from the new manager "how's to" tackle all the existing problem and also all the future maintenance plan.

Progress Update 06/June/2009

Dear Resident,
Another month have gone through and yet again we can't see the face on our consultant and also much action from the resident manager, therefore JMB have decide not to extend their services beyond the current month, as we feel the RM 11,000 pay to them is totally wasted and En. Norman is no longer our resident manager started on 15/06/2009, As the time go we have decide not to engage with any more so call consultant company again as their from time to time have proof their failure to all of us. As at today we have appointed our own resident manager which is En. Raja Irwan Ashraf where he is the residential in Park Avenue as well, so he himself can do the job more efficiently in term of monitoring and first hand to all the issue.

Here as some information update for everyone

Facilities & Building

1. Common area light for block A,B and car park area will be finish test by10/06/2009 and the replacement budget will be less then RM 1000
2. Water pump in block A is currently running in one pump and another one is spoilwill be replace the spoil one by 16/06/2009
3. Block B access door toward the pool side at level 9 is spoil and need to repair the broken door panel by 11/06/2009.
4. Suggestion to replace the lobby access door with tempered glass design for block A & B with dimension of 3 X 7 m2 with basic estimation around RM 6000, quotationwill required before any decision been make
5. Common area light post surrounding the Park Avenue (17 unit) will be in the next project
6. Swimming pool light to be on hold until further notice.
7. Suggestion to remove the landscape service contractor as their current services is below par.
8. Service contractor for swimming pool service highlight to the JMB there are not invited to submit the quotation for pump repair.

Ladies & Women

1. The event already started about 11 registered member according to Pn. Zaleha, hopefully there will be more participant in the coming month after the school holiday season over.

Security

1. New assistant security En. Khairul Anuar started to join the JMB in-house security.
2. Door broken in level 1,2,3,4,8 and 9 reported by security head En. Sahak, current no action have been taken to repair or check the status.
3. In-house security will not need to have license as per stated by the Suria Security, as the in-house in for the resident own protection.
4. The new in house guard can be go through vetting from government agencies or polis department.
5. Notice to inform the entire owner to park their car in the designated bay and car park in commercial area or in front of Jusco Max Value is at their own risk.
6. Suria Security shows cause letter, have no reply from the management company. The JMC committee have vote out 7-3 to remove the security company and appoint the in-house
7. Cloaking have been install in Block A & B
8. Azam info the in-house security guard can be form within three day if the current security is to be removed.
9. New security in-house hired on the total costing will be ready by Zul on the new three days
10. Revise on the Suria Security contract termination and legal matter to be review by Sheikh

SPA

1. Current UPS Property management system is now up and updated with the latest owner information.
2. All owner outstanding amount will be list out and publish to the notice board to notified the outstanding amount by 16/06/2009
3. Block C list will be sent by register
4. One week after the information been publish out, if there no correction the outstanding owner will be issue with letter of demand from our legal panel with

That's all for the update information, i hope all the owner will be willing to come to the JMC meeting to share their thought and together to help grow the Park Avenue, I think I myself will not able to do much without help from everyone.

Financial Statement from Medan Prestasi

Dear Resident,
After so many years of waiting finally we get to see the financial statement release to us from the developer, I have browse through it and be frank i not a damn auditor just look at it also don't understand the figure come from where, well for those whom is expert in auditing the account or have previously experience to do so, please go through it and feed everyone with your knowledge. There will be another one from YBR for last year account as well , will posted to everyone soon.

Please download the file from this link it consist the scan file for financial statement 2005 to 2007, By the way it is using free services so please wait for a while went download the file.

That all for the update for time being will update to everyone again soon

Car park owner

Dear resident,
Our building been vandalize yet again , this time the block A main door have been sabotage and i not so sure where is the security at night, ridiculous the thing is just been fix and now barely less then a month it been destroy again, there just so uneducated people around us. However this is not as major as the issue if three car owner car been break-in and remove their belonging, now even car park at our our building is not safe at all this is so serious, while the mean time it is advisable for all the owner to remove their valuable from their respective car at night time to be sure, pretty disappointing with the security effort. Since there alot anyway to walk in into our building , motorcycle just pass by the guard post without any verification , guard sitting in the post chit-chatting , smoking and ever have girl in that place to entertain among them self.


JMB will be looking into alternative solution to this problem as it have been repeating for sometimes i think all resident is clearly frustrated with the current security their performance is far below par. If any resident have suggestion please come forward with your idea we will be much appreciate with some good suggestion.

Letter Final Reminder to MKLAND - Audited Account

Dear Resident,
As MK still fail to sent us any audited account until today, the management office already sent in the reminder to them and their respond is will be sent over within two days, just wait and see what is the result in another few days

CA Lim feedback on our complain 30/May/2009

Dear all resident,
Please feel free to go through the reply from our consultant company, after we have sent them the show cause letter after one month of taking over the building management, personally I think there required another two week times is quite long where to the current people do have more then a year experience in out park avenue building. By right necessary information and knowledge should be able to pass down in a short time, which is also why we have retain the same group of people, well i left it to the resident to judge on this feedback as JMB we try our best to solve all the problem

Dear Encik Nasir,

Sorry for the late reply as I was out of office and just recovered from a bout of flu (not H1N1).

I have received a number of e-mails re the Property Management Services provided by my Company and in a "nutshell" I can understand your comments and frustrations. Please take note that we are taking action and steps to overcome the concerns that you have raised. However this being only the first month we have resumed our duties, we are in the process of looking into the matters that you have raised as well as to other matters which are of concern to us.

For example, the building audit process is an ongoing process and we have only just begun the superficial checks and are in the process of getting more details to see how we can strategize and remedy the process to overcome the issues and problems that we face. For example I have just collated the contract documents from some of the service providers and is in the process of going through them before coming up with proposals to the JMC which I feel may be required to be adopted and updated where necessary. I am also waiting for the audited or non audited accounts from the Developer and previous Property Managers to see where are the areas to follow up and to take the necessary steps to propose and see to improvements. To date, I can only gauge from the administrative accounts and procedures, and with regard to this, I have to wait for the monthly closing (which should take place soon) before I can gauge the strenghth and weaknesses.

I have already visited and inspected the building and have instructed my representative, Encik Noorman to follow up on a number of issues, i.e by getting specifications on facilities that need to be put in order and then the quotation on the costs required so that we can present the items to the JMC. At the same time I have instructed our representative Site Operations Manager to also look into factors relating to the commercial/retail areas so that we can come up with a proper proposal as to the strategies needed to revitalize the areas and collect back the outstanding payments. As for the outstanding payments (for the residential areas as well) we will have to confirm the balances from the Developer and the previous Property Managers so that we can proceed with action provided for in accordance with Act 663. I hope that the JMC has recieved the accounts and if so please extend a copy to me so that I can follow up with the necessary actions.

Pertaining to the House Rules, you have already in place a set prepared by the Developer through Messrs Henry Butcher which is still official as it had not been changed or altered by the JMB. With regard to this, I am studying the contents and will suggest to the JMC any required changes, additions and/or amendments which shall be endorsed at the next AGM or EGM, if necessary.

I have also on my own accord met up with Mr Daniel Kat, the Property Manager of the Developer (through their request) to seek their cooperation in overcoming some of the current problems faced.

Basically, I am concerned as you all are as to the issues and problems encountered at Park Avenue, but I definitely need time to implement the necessary to put things right. As to procedures, I am also in the process of drafting proposals to the JMC which I shall be presenting from time to time together with the regular reports, but as at the present time I am in the process of compiling and understanding what was in place and amending them accordingly. I am also asking the staff to show me their existing procedures and will be making changes where necessary.

I understand that the JMC is proposing to cut down the number of security staff from 11 to 8. Please take note that I have also reviewed their contract terms and also is looking at their deployment and duties. I am also doing the same for the Cleaners and other Service Providers. I would advise that you let me have about a week or two from now to present my recommendations to the JMC. I propose to be in KL from the 16th to the 19th of June, and hopefully we can meet up in person to deliberate further on these matters and any other matters.

If you do have any other matters or issues, please do not hesitate to contact me.Thank you,

Sr Lim Chien Aun.

Progess Update 29/May/2009

Dear All Resident,
time for our update progress again, yesterday night supposed to have a meeting with the resident manager & consulting firm but to our disappointment both representative fail to turn up and inform everyone last minute where else the meeting been set since week ago,very unprofessional behavior.Anyway forget about my rant let go through so progress update for everyone.

1. security clocking will be install by this end of this week, so hopefully now we can see guard doing what their supposed to do.
2. after a long hour of discussion wit the security company it seem their behavior is still the same, according to our pak Sahak his observation on those guard rating is still below average, however we are paying them at 4.50 per hour where else Armanee is rm 6 per hour, for time being let monitor again since the information is less then a month.
3. intercom supplier have been provided by the JMC member for the RM to get quotation and check the problem but somehow the action have been slow and pending consultant to come over to check the machine problem. No idea when it going to come over to check the system no rm to feedback to us maybe if any expertise out there can help us in this ?
4. All access card door have been fix, well after chasing for so long finally it been fix, where else if got people doing their audit job and monitoring those thing will not be spoil and left it undone for so long, hopefully this thing will be maintainable as their charges for one time service is rm 1.7k not cheap consider the amount of frequency the thing spoil, hope resident will not spoil this or try to steal the machine back to their own house (this do happen b4, maybe there are some sick physcho in here)
5. MPPJ don't have our building plan, so now we cannot decide on how is the common area and how is the electricity been use, already contacted Daniel Keat (MK Land) will come back to us in two week times (let see)
6. AUDIT Account requested by the MK to submit the audited account by 29/May so those with accounting or audit expert or what ever expert please be ready and help to see if and issue on the account
   
7. Good news to all the errant defaulter whom still own the maintenance, sinking fund money, by this week we should have a complete list of debtor from YBR converted into excel, now there given all data in PDF therefore take times to sorted out all the data (have to copy and paste one by one to our own record, damn those people try to make our work difficult only), Anyway subsequent action will those amount outstanding will be posted in notice board if by seven days no changes been make, based on the amount the JMB will issue letter of demand to all this people no more mr nice guys, bare in mind those errant owner will need to bare all the legal charges
   
8. Swimming pool light and the water cascade will get the quotation by next week and proceed with the repair, as JMC first month is to repair all those broken item in common area so fast still alot of thing to do, if anyway have idea, contact or what ever information which will help the JMC run better just drop by to the weekly meeting
   
9. landscaping & housekeeping will have a review with both contractor as their current service is below average, ya we pay below average but still there need to maintain the standard.. those flower and plant is like been in desert country not sure there actually got put in water or fertilizer or not no one monitor , RM don't knew monitor what maybe monitor computer
10. electrical consumption in common area is 30k per month have already engage consultant company to check on it for sometimes so far no one come, until our JMB chairman call them there only info we just sent them the work request, what actually happening here i wondering
    
11. there will be some painting activity again for the main lobby seem like waiting for the RM to do work is so slow most of the JMC member decide to help our own building to do some make up

that all for the update now and the mean time we already highlight all this issue to the consulting firm with official letter to them, will publish the letter soon and waiting for their respond within 48 hour.