Community Charges (Bill Received)

So,

Why are the Jardines 2008 fee's €25 and the Naranjos €80? With Naranjos being a smaller resort I would of thought it should be less?

Why is there such a wide range in fees? Surely all two beds should be paying pretty much the same fees, after all facilities are common and usable by all.  Am I missing something here? anyone have details now exactly how the fees are determined?

I will not be completing the form until all our questions are answered, also the budget have not been approved by the owners at an official agm yet?

Phil

Hi Phil & All

That is exactly the answers I would like and will be asking when I go out next week.

I understand from posts in the past, that your charge is based on the proportional cost of the sub division of the complex and your apartment size, so as all equivalent apartment are the same size who divided up the complex in such a way that made the subdivided proportions so un equal, as we all have the same services and provision.

So based on your apartment area you should pay the same amount for the same provision as others with similar apartments irrelevant of were you are on the complex. Example 2 bed garden apartments have a 25 euros PCM low to high differential, which equals to a difference of 300 euros per year and for what???

Sorry if that sounds complicated, its late and I have been and had a glass or two of wine to console myself. I may be able to make my point in a more concise way tomorrow, but there again I may not have stopped drinking

Phil

Hi Phil & all

I completely agree with all your comments, it should be like for like wherever you might be on the complex. Unfortunately I asked this question to RPM the last time we were over and they told us that at the beginning of the project, the architect has to forward to the council a document giving the share that each property will pay towards the costs of running the resort, as per The Horizontal Property act. This is then shown on your deeds as the "Quotas" and is a percentage. The problem I have is that all the percentages are different. Surely a 2 bed apartment in Jardins should have the same percentage as one in Naranjos, we all enjoy the same facilities (not much at the moment) so why the difference.

The problem we have is that the Quotas are on a legal document, signed by us all when we completed and I don't think it can be changed. You would think that F*^#*> architect would have the sense to make all like properties the same which would make setting the budget much easier aswell.

Disgruntled

Mart

Hmm,  Confused.

I wonder how these 'quotas' are worked out? and a percentage of what?

Ok, so if for example I have a quota of 1% ;-

1 . How is that determined? Given that the complex is still developing what happens when other phases are completed?  I'm in Naranjos 1, so at some point the Villa Janas will be built behind me.  Does the quota take into account ALL planned properties? Assume not, as they are saying that the fee will decrease when La Isla is complete and the HPA rules say that only completed properties are libal for community fees.

2.  Percentage of what.  The running of the whole of CdA, the ruinning of just Naranjos or a sub zone of Naranjos?  If a sub zone, then again, is it on completed or planned? Are the new Villa Jana's included in an existing zone? etc etc.

Confused!

Phil

Hi Phil

All good questions which I would like to understand. I have the basic understanding that we pay based on our Quote as stated in our deeds, which in my case I haven’t seen so far as I completed by POA. But I don’t understand how the Quote is decided in the first place, I was of the understanding it is calculated based on the area of your apartment and its value, but if that is the case then all equivalent apartment should have the same Quote applied. However looking at the Horizontal Properties Act (see below) it seem to say it’s based on value but again similar properties on the complex have similar value.

Section 3 of the Horizontal Properties Act as translated into English says:

“In the ownership system provided for in section 396 of the Civil Code, each unit owner shall have–

a) absolute ownership of a space sufficiently delimited, intended for independent use and enjoyment, together with the architectural elements and fixtures of any kind, whether apparent or not, included within its boundaries and for the exclusive service of the unit owner, and with appurtenances specifically set forth in the master deed, including those located outside the delimited space; and

b) co-ownership, in conjunction with the other unit owners, of the common elements, belongings and facilities.

An assessment quota shall be allocated to every unit in relation to the value of the building and expressed as a percentage of said value. Said quota shall serve as a coefficient to determine individual unit shares in the expenses and benefits of the community. Improvements or impairments shall not affect the quota allocated to an individual unit, which may be altered only by unanimous agreement.”

Regards & Confused

Phil

Hi Phil

The quota is the percentage you own in your particular jardin. The more apartments in your jardin - the lower the quota will be.

In jardin 5 our quota is low but we have more gardening costs to pay so our community fees are mid range.

If you look at the fees for La Torre some fees are divided equally amongst  the community, others by the block and there are apartment specific fees such as maintenance of the lifts, communal areas and garages.

I presume Condado will be similar but am still waiting to receive a breakdown from RPM as to what expenses are divided equally amongst the community and which costs are jardin specific.

Hi Mike

I understand what you are saying but if that is the case then our garden in Navajos is of a similar size to some in Jardins de Alhama but these are paying less in community charges from what I have seen posted and coincidentally have more land in particular car parking spaces.

Phil

Hi everyone

                     I'm thinking we could do with a good accountant to work for us all and check these fees in a proper audit . As I see it there may well be items hidden by PW  and do we really need two gatehouses fully manned -the one near Naranjos is mainly used by contractors - PW should pay for this gate .Also costs for the sales office should be excluded as its a PW cost . Perhaps the community reps could consider these items .  I was just over and it took two days to cut the lawns in J13 - pathetically slow if you ask me (and very noisy) . I used to be a facility manager and I think I'd be looking hard at these contracts before agreeing a further year by the maintenance Co. On the other hand if they do manage the cost down by 25% in the next 3 months my  concerns would be reduced.  Does anyone know how much they pay at La Torre ?? 

Hi all,

Has anyone on Jardine 7 (alhama) recieved their community charge bill? We completed in September and haven't heard anything so getting a bit concerned about getting a huge bill!

Thanks,

Carol anne

Hi Pboughey,

We have an apartment in Los Naranjos in the Penthouses and when we were over in April for Easter the gatehouse was being used by lots of owners that have houses in that vacinity.  The gatehouse at the sales office might suit some but not all, so I for one am quite happy to pay for this gate, along with probably everyone else on Los Naranjos. 

Ali