Hi EOS
I was very interested in Justins article about his three months as president and in particular the efficient administrator he uses, GAEMU SL in sabinillas.
Our current administrator is not performing as well as we would like and I'm hoping if I can suggest an alternative to appoint who also comes recommended at our next meeting, maybe some of  our newly formed communitys' unresloved issues may get sorted!
Would there be a problem doing this, our administrator is already working for the residents of phase 1 who also seem to be having long term problems not getting sorted and was automatically asigned to us?

Any recommendations and suggestions much appreciated.

Thanks
Hobby

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You need to firstly get agreement that the topic of "Administrators" get put onto the Agenda of your next community meeting. You don't say whether your different phases have seperate community Presidents and boards.If they are seperate there is no reason for both phases to have the same Administrators. But it will have to be discussed and voted on at your community meeting.

Sometimes the very fact that it is an item on the Agenda and discussed at the meeting, can be enough to make the Administrators pull their socks up so to speak.

We had this very problem within our community and the Administrators became extremely emotional at the meeting, the owner of the company demanded that everyone immediately vote by hands in the air fashion , unfortunately  a lot of people seemed uncomfortable with this  and consequently voted that they stay in!! 

I would suggest that you write to your president detailing your concerns about outstanding problems, and why you believe these problems are not being resolved because of Administration inefficiency. Ask him/her if the topic could be put on the next Agenda to be discussed with all owners.

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Hi Tricia

Sorry for delay in replying. Phase 1 of the community is split into two communities and have separate presidents, one of them wasnt happy with the administrator and sacked her. From what I understand from the other president who still uses her she was (we have been led to believe) appointed by the developer and apparently does the admin for several other communities, maybe she cant handle the volume of work!We are phase 2 and and we have a different president also.

Thankyou for your other suggestions, Im not sure how the president would react to our complaints as he is a spanish resident on the community and I would imagine he would be rather sensitive to a group of 'foreigners' complaining about one of his own, he may feel we are not giving her a chance to prove herself to us and may not be aware of the history she has with phase 1.

Thanks again

Hobby

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Hi again mon vieux - things like this probably need to be nipped in the bud. So often the administrator appointed by the developer is a pal but with no particular qualification or skill for doing the job. On the downside you might offend the president but on the upside it might also benefit him in the long term if the community is run as efficiently as it can be from the outset. Is there any relationship between administrator and President because sometimes that can certainly happen on a "jobs for the boys" basis. It has certainly happened in the past that there have been poor budgetary controls and community funds are being "reallocated" without any formal accounting. Keep a tight rein and dont allow yourself to be elected animal welfare officer - never ending job with the number of feral cats - bloody things breed worse than rabbits!

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I think it's quite common for communities to change the initial administrator that has been appointed by the developer as they don't always act in the best interests of the community.  I think it pays to shop around and look for a recommended adminstrator that neighbouring communities may be using.

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I fully agree with Justin.

Maria Luisa de Castro

www.costaluzlawyers.es

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The Don Juan EOS community are anticipating completion on our properties some time between March and May. Do you think it will be possible for the residents to select and appoint the 1st Adminstrator? 

Are there any members in the Fuegirola or Bellamadena areas (Don Juan is in Carvajal which is in between) who can recommend a good Administrator in the area?

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Hi all

This one is probably more relative to those of you on the Costa del Sol area, sorry Janice & Sue!

Just found out that our president and administrator have both given their resignations.  Presidents not a problem but appointing a reputable administrator will be.  Is there a directory or listings of some sort of recommended Administrators (pref in english please) that we could start with. A member of the community is under the impression that we can employ someone on a part time basis and do the rest of the work ourselves - rose tinted glasses spring to mind - any advice or recommendations greatly appreciated.

hobby

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Legally there is no obligation to employ a professional administrator. A member of the community can carry out this function. I've never heard of this actually happening, and I can't say I would recommend it. How big is your community? Ours is very small (12 properties) and believe me, being president is quite enough! I wonder, the member of your community who suggested doing most of the work yourselves - is he actually volunteering? It's one thing saying it, quite another doing it long term. It would be no good having someone take it on, only to lose enthusiasm for it and not keep up with the day to day nitty gritty of paying the bills etc. I think you need to employ a professional adminstrator who is fully conversant with the law and communities, and perhaps more importantly is not an owner in the community, and who is therefore unbiased in the event of any disputes between members.

How to choose an administrator? No idea. You could start with the yellow Pages (administradores), but if you can speak to other communities in your area to find out who they use and what their opinion of them is, that may be your best bet. Start with the well kept communities!

Best of luck.

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Cheers for that Roberto

I was of the same opinion, not a good idea to do it ourselves. One of the owners who actually lives on the community did offer to be elected, but was advised by the member who thinks we should do it ourselves not to, for the same reasons you mentioned, bit confusing really when he's saying one thing one minute then something else the next! Our  owner volunteer is actually going to take on the role of secretary/treasurer as her occupation is of that nature and with living there is aware of what is happening on a day to day basis, whereas most of the development is owned by non- residents, there are over 100 properties on our community.   Our 'sister' community is split into two parts, one has the same administrator as ourselves and the other dismissed her and took on someone else. Unfortuantely their developments are still having ongoing problems with the developer not dealing with issues that were raised  for a while now, so if their administrator is having problems with getting things resolved for them we may be better off looking elsewhere.  There are not a lot of communities close by as we are in an fairly new area of development and the majority of places are like ourselves and only just getting established.

Thanks once again, luck - yes I think we are going to need it!

 

 

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We are a new developement and are having trouble contacting our administrators (Ammex) who were appointed by the developers. Some purchasers just cant get any response at all and others get answers to questions they didnt ask! The owners are predominantly English and the responses we do get appear to be in broken english so to speak.

The first AGM is in a couple of months, when we intend to vote in our own president and the area is near Manilva and my questions are:

1 Does anyone have Ammex as a Administrator and if so are they any good.

2 Would it be wise to change them at such an early stage. (developement 6 months old with many issues)

3 If the advice is to change, is there a company anyone could recommend.

Ian

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Hobson's choice I suppose.

If you have read through this thread, and others on similar topics, you will no doubt have learnt that the general consensus of opinion is that using an administrator appointed by the developer can represent a serious conflict of interests. However, on the other hand, by voting to change to one of your (the community's) choice, you run the risk of alienating and distancing yourself from the developer at a time when you may still need as much cooperation from him as possible, for example rectifying any outstanding snags with the property.

I cannot offer any recommendations in your area, but I think you are not too far from Justin's part of the world. Maybe he can help. In the end, it will come down to the vote at your AGM whether to change or not. If you decide to do so, try to make sure that whoever you appoint is aware beforehand of the problems that need addressing, and that they are willing to take on the fight. You don't want to dump the developer's buddies, thereby pissing him off, and then find you've got yourself a wimp for an administrator!

Good luck!

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Success!!

following our AGM yesterday both Jale & Ammex have resigned from our board.

Free at last to run the community as it should be.

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Jan

Can you give details of the problems you had with Ammex and who is Jale. We appear to be close to you and are having problems with Ammex too. We have a AGM in June and wondered how you managed to get rid and would like to ask:

1 Did it cause any problems for you to get rid of Ammex.

2 Was there any irregularities regarding the accounts or any excessive amounts in there.

3 Who have you appointed and were they recommended.

4 Did you have the new Administrators in place before the AGM.

5 How long did you have Ammex for.

Thanks in advance            (PS Does anyone have an e-mail address for GAEMU in Sabinillas)

Ian

This message was last edited by Ianmack on 4/15/2007.

This message was last edited by Ianmack on 4/15/2007.

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On the subject of whether or not to use the administrator appointed by the developer:

It came to my attention today that not only have the fire extinguishers in our (now 3 year old) building never been serviced (this I already knew) but the fire alarm system and CO extraction system for the garage have NEVER been activated. I'm no expert, and have yet to check what the law requires, but the fact that the developer installed these systems suggests that they are required by law (why would he waste his money putting them in otherwise?)

The administrator appointed by our developer was a sister company. We immediately saw the potential clash of interests and at the very first community meeting it was decided to dump them in favour of one of our choice. I believe our (chosen) administrator was a bit remiss not to have ensured that all community instalations were complete, set up, functioning etc., especially where the law stipulates certain requirements. However, it has also occurred to me that perhaps if we hadn't have been so hasty to change administrator, this kind of thing probably would not have been overlooked, since the developer would have worked together with their appointed administrator. In fact, by dumping their admin., we distanced ourselves from the developer, who was only too happy to wash his hands of us. Communication between our admin. and the developer has been difficult, to say the least.

I still err towards the majority opinion here, that it's best to choose your own admin., but I would recommend any fledgling communities that are thinking of switching, to at least consider sticking with the developer's appointed admin. maybe for the first year while teething problems need sorting out.

If this option seems unsatisfactory, then I would stress the importance of appointing a strong, knowledgeable and preferrably experienced President, who has both the time and the inclination to keep on top of the administrator you choose, in order to ensure that similar oversights do not happen in your new community. After all, unless you have previous experience working with the admin. you select, how do you know if they will be any better at managing things than those chosen by the developer?

 

 

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I believe it is up to the Presidente to instruct the Administrator about any issues...................I know this may seem a bit bizarre considering a 'new' Presidente will not necessarily know what to instruct the Administrator in.....but the Administrator works for the Community..we pay him/her not vica versa.

We do not have the origional Administrator who came via the builder but certainly the one we have seems fine...although like the rest of Spain only moves at his own pace....to be fair this is a very very busy time with AGM s.

We will never know how the origional Administrator would have fared because the were sacked before they began by our first ( extreemly short term ) Presidente who stated they were in league with the builders.......we will never know the truth of this statement however and no evidence was ever given to substantiate this.

It is a fact though, that when you start up a Community as Presidente no one seems to tell you anything.I know from bitter experience ( my husband now being Presidente ) that the job is a steep learning curve and a good Administrator is essential........but how you actually get one when you know nothing yourself is difficult.

We relied a lot on David Serles book and various other publications and websites.

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"....but the Administrator works for the Community..we pay him/her not vica versa."

More's the pity!

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If your Administrator does a good job, then he/her deserves payment for the service. We are too big a Community to do all the Administration ourselves. If a member of the Community was elected and paid to do the administration, then you may ( would ) have another conflict of interest.............................and so it goes on ....and on.................................

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Hi, hope this is the correct place to ask about this letter I received this morning from ServiGest Torrevieja Int (I don't know who they are or anything about them) :-

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"RESIDENTIAL DREAM HILLS II"

INVITATION                                    

8TH APRIL 2007

 

Dear owner,

In accordance with the mentions in Article 16 of the Horizontal Property Law in vigour, we hereby summon you, by the President order, to assist in the General Extraordinary Meeting of Residential DREAM HILLS II, to be held:-

     DATE: Friday, 27th April, 2007

     PLACE: Hotel Torrrejoven

     TIME: In first calling at 9.30am, in second calling at 10.00am.

ORDER OF THE DAY

1. CONSTITUTION OF THE COMMUNITY.

2.  MODIFICATION OF THE COMMUNITY DEEDS DUE TO A MISTAKE IN THE NOTARY ABOUT THE GARDEN DESCRIPTION OF SOME HOUSES.  IN ORDER TO REPAIR THE NOTARY MISTAKE.

3.  APPROVAL OF THE ESITMATE OF THE EXERCISE MAY 07/DEC 07.

4.  ELECTION OF OFFICERS.

5.  ANY OTHER BUSINESS.

Important:

In case you might not be able to assiste the meeting, we kindly ask you to appoint a proxy in your representation, by filling in the slip below.

Mr................................... Apt ............................... Hereby, I inform you that I appoint as proxy, to assist on my behalf and representation n the meeting of the Residential DREAM HILLS II, to be held on the next Friday, 27th Aprilll, 2007, being Mr .................................... 

Signature (The owner):

 

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HELP!

What do I need to do about this??  I will not be going to this meeting as I am travelling to Spain at the end of May 2007.

 

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This message was last edited by JeansSis on 5/19/2007.

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