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

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 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.

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.

Progess Update 20/May/2009

Dear Resident,
Another week have pass now there still a lot of improvement to be done and must be immediate action as well, some involve hefty cost some doesn't. Those item doesn't involve cost the JMB have solve some of the issue and pending some, Along the way I in the JMC alot of hiccup and problem i never imagine happen it our building slowly come into picture, I can said it is much more headache then running awhole department or company, where alot of resident don't see the improvement been done but expecting those in JMB run the show for them, that is not how it supposed to be. A organization can never function if only few people running it even a JMC commitee is running on pro bono basic only. Anyway i should stop my rant now and update everyone with some of the status

• In-House guard have been hired and working since monday, he is Pak Sahak most of the time he will be around to monitor the whole building , supervise the security (as you knew complain have been so frequent on them since days one)
• Security company , we manage to meet up with the owner of the security company and have a long hour of discussion with them. As those issue on security guard dressing improper, allow unknown people simply walk in (contractor coming on weekend the guard not even block them my goodness), sleeping during duty hour, hang out inside the guard station . All this have been highlighted to them and there will improve all this behavior, so while in the future anyone still see all this happening to the guard, please take picture and sent to the JMB we will instead channel back to their management for immediate action, please don't go direct to the guard as there not direct reporting to us so we must go through proper channel.
• As everyone can see the RM have try to put up the poolside light put just less then four hour the light fail again, there is serious flaw to the wiring in here, this will need to rectified again, will update again to everyone.

• the water pump in the swimming pool & block A water tank have been sent to repair by two week times (before 31/05/2009) we will have out pool and water pressure in block A back in order, please monitor together this progress by the way this two item it self cost 3000 (water pump in block A) and 5000 plus for the swimming pool water pump, I hope this time after fix those people using the pool side will not try to destroy it again, try to be gentle without own property. Why i mention this is due to the lighting on the poolside previously was been vandalize by all this culprit and now to fix this causing 850 (to install the protection and lighting, every time been install for sure some idiot will go to spoil it)

• the side of the pool is not for swimming but yet some parent just ignore the house rules, those place are not suitable for kids to play and yet those adult just allow them the kids to do as their like, how we going to maintain this PA building nice and clean when the resident it self doesn't have self discipline, i hope all resident will follow the house rules
  
• intercom machine will still need to call up all the supplier to come over to check the system and submit quotation on the system, anyone whom have a contact or solution I would happily if you guys can update it to our RM to do follow up.
• As now we already appointed our own legal panel to help us on the legal matter, which will be charging on case by case basic. Will review the charges later once we have case open up with the legal firm.
• the new management office will not be moving in yet as the proposal for renovation for the office come out with estimation 20k, JMB feel now is not the right time to spend those money yet, where as we should concentrate on fixing all the building problem first, anyone which can get a cheaper quotation please come forward.
• Audit Account up until today still nothing from BR or MK while there are reaching to the dateline already, email and reminder been sent out, if by the 25/May no news receive JMB will have to start stern penalties to all this people. A lot of owner will love to see this audited account where is our sinking fund and maintenance fees all go to.
  
• Access door in car park pool side, block A level 9 and lobby will be fix by 22/May/2009, everyone please monitor the progress.
• Soon there will be some event for the woman & ladies in PA communities hall as this was propose by the woman & children welfare unit, hopefully can update everyone on this event to everyone by next week, please stay tune on this.
• Block C problem, as now still not yet receive any feedback from CA Lim , according to Norman our RM he will chase the feedback from him and comeback before 31/May let see what there going to do on this, however i feel those outstanding fees should have collected first in regardless of how to build up that area as the fee's is long overdue and no action been done for the past few years.. WHY ??? will raise this question on next meeting, i also want to knew ..out of curiosities
  

well folks that is all i can update everyone for now, hope all those issue and event happening in our building, management is transparent enough for everyone to start care about our building here. there is no hidden agenda in JMC we only want the best for this area where we call "home" i hope every resident can participate together to help out consider all this area as your own house also we need more man power to do work together, with just few JMB , sub commities and management office there is limited to the resources

Progess Update 14/May/2009

Dear resident,
here some update for today on our building, there some work been carried on now to improve the surrounding area to the swimming pool side, hopefully we can continue this effort not just for the starting few month, all this must be put into a proper schedule such as preventive maintenance, work order for all the resident to see. I guess this is so call transparent :D

Here is those missing chair been place back in to the swimming pool side, i hope all resident will no spoil all this thing , t ry keep our pool side clean

this is the emergency stair case previously we posted in our last blog where is full of rubbish. now have been clean out, hope i don't see the same rubbish stacking up there again in the future

the hole from the saujana apartment have been seal off for now, at least there will be no kids come in to our condo area again.

there some life saving item been put back again for safety purpose







the chair in BBQ area also been put up again but water stain and the black color stain in there is rather disturbing , need to do something on this















the light and chair finally in place again, all resident is our duty now to keep this item in working condition .. don't spoil it again

well that all for today update to everyone, will keep all resident posted with what ever progress the JMC & the building manager have make so everyone can help to monitor all this thing again