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RODA have changed their policy, probably due to volume of work, that they now quote 30 working days, effectively 6 weeks, to correct the snagging defects. Originally it was 1 month

I have been onsite today and there are very few workmen there due to the holiday period

It still seems one of the best way to get things doen is to drop into the office

 

We have just returned from 10 days at Roda.

The snagging as Roy says will take at least 6 weeks due to the holidays causing a back log.

We snagged on the 24th July and as we left on the 10th Sept nothing from the list had been completed.

When we visited the tech office they were surprised to hear nothing had been done. They had been told by the main contractor that the snagging would be completed in 4 weeks.

The problem we think is just bad communication between the various departments within Calidona.

 

Following a meeting that I have had with RODA today I am writing to advise existing and new buyers of some important changes in the snagging and handover process

As I have already stated that quality of the RODA properties is generally good and they will, eventually, rectify snagging defects. A reminder that under Spanish Law, for the first 12 months, you can add additional defects to your list and RODA honour this. Utilities are being connected quickly providing the owner fills in the connection paper work in advance. Where they let the customer down is on repair times and because it is difficult to get hold of the responsible person

The old system was that, once you had inspected the property the list passed to Technical Services for repairs and, as this was only one person in the office, it was difficult to contact them

In recognition of this problem RODA have now combined the management of the snagging and repair process into The Customer Service Department and recruited a number of new staff. You will now be allocated a named dedicated person that well manage the entire process with you, from the first visit, through snagging repair,  to completion, one person to call, one bottom to kick.

This is very good news and if you have already started the process, excluding our clients as we will do this for you, you should call RODA and get details of who will be looking after you Telephone  (+34) 968 173 663

On the ongoing query of the missing patio door and Juliet balcony in bedroom 1 on 1st and 2nd floor apartments on phase 2 I am aware that a number of buyers have now queried this and are waiting for a response however the apartment should match what is shown on the drawings, which is part of the contract. The contract allows for minor changes to be made however I cannot see RODA changing this and in many ways the window is more practical for furniture planning however buyers should have been advised of the change.

Finally I have produced, similar to the one that I created for Polaris buyers, a buyers guide specifically for buyers on RODA that explains the process, gives practical advise on security, websites for local newspapers and details of local shops markets etc, with directions on important things like how to find IKEA and Primark

If you would like a copy of this guide or sample snagging reports please e-mail rodaguide@inspectahomespain.com and include your full contact details, and include details of what you are buying, phase details and expected completion date

While at Roda this week I went to chase my snagging list up with the Roda office who informed me that everything on my original list had been done.

This was not the case and many items had been ticked off by somebody as complete but had in fact not been touched, So if you are not going out there it would be advisable to get somone to check for you.

I saw on one thread that some phase 2 propertys had still not completed. Im wondering on average how long its taking from the point of which snagging begins.

I see you have 12 months even after completion to have issues fixed. Im being told June for my phase 111 apartment, so could this end up being July - Aug - Sept etc. etc.

Thanks in advance for any feedback.

 

 

I get the impression that things are speeding up howvever it is still taking 2-3 months and it requires a lot of chasing

The legal requirement is that snagging should be completed, based on the first submitted list in 30 working days, 6 weeks minimum but public holidays will be added, from the date that you complete on the property

We always advise people that they should, in case of dispute, get the original snagging list, entered at the Notary as part of the completion documentation

The 1 year is the period in which you have to find any other defects but if you look at the article published and on the right hand corner of this page entitled, Most Commonly Asked Questions the whole process and law, and what to do if there's a problem, is explained

 

Ray

Just a thought and I m not sure how you stand, perhaps Roy will know, is that you could possibly delay completing until you are happy that all major snagging issues are seen to. It would necessitate more than one visit of course and you should also consult your solicitor. But I can tell you there is much frustration certainly on Phase 2 with the delays in dealing with snagging, the problem with Spain is that it seems you cannot withhold a small percentage of funds pending satisfactory completion.

Of course furnishing is another problem especially if you have workmen going to and fro. Perhaps the quality of build will be better on Phase 3 but don't hold your breath.

Legally you are stcuk between a rock and a hard place

There are well defined grounds for refusing tpo complete including, No Certificate of Habitation, Serious rather than astetic defects, that the propety or communal areas are not complete or that the property does not meet the agreed specification

 You cannot refuse on the basis that there are normal type defectsand if it went to Law you would probably loose a case by refusing to complete

As far as rectification the law requires that the clock starts ticking only after completion has taken place and 30 days is what RODA,and most developers agree to in writing on their snagging lists, often they fail to achieve this