A friend has an apt managed by a so called property management company. There has been dirty water flooding into their apt for several weeks now. Apparently there is a blocked section of main pipe in a corner of the apt above that is overflowing every time someone uses their washing machine in the apartments overhead. The agents are grade A in avoidance of calls, e mails and being ‘out of the office’. They say plumbers are booked when they are not. Lies roll off their tongues with ease. They have a variety of stooges who change on a daily basis on reception who field calls and are very good at obfuscating. But nothing is done. Apart from showing up to the AGM to get them sacked, what can be done ?? Is there a regulator ?
Cowboy management agency who won’t fix a leak related to the common area
- Thread starter Mamamia22
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It can be frustrating dealing with leaks arising from outside the apartment. The management company should be dealing with this in a timely manner. They are the reason the excess is so high for claims from the lock insurance or in some cases water ingress not covered.
How do you know the source of the leak? Is it from inside another apartment or a common service pipe.
How do you know the source of the leak? Is it from inside another apartment or a common service pipe.
There are some previous AAM threads here about badly performing Managment Companies or Management Agents which might offer some advice.
Is your friend an owner of the apartment? Are there owner/directors on the board? If so then they need to begin the search for a new managing agent if the current agent is voted out at the next AGM. It's fine suggesting that this happens, but someone has to do the work to replace them. I have been a director of an OMC for 10 years and we have replaced the agent twice. It is a difficult process and a lot of work involved for the volunteer members on the board. In our case it has been worth it, as we finally have an honest and hard working agent.
Your friend should also consider becoming a Director themselves. Unfortunately it is a thankless job, but it is the only way to get the Development up to scratch, looking well, and with good contractors in place to provide services. Unfortunately, many people will complain, but in my experience, very few will take action to rectify the situation.
I think your experience of changing agent might be a useful Key Post. Steps taken, how long it took, pitfalls, etc.
The crutch of the issue is that management agencies can do what they like when they get appointed. It’s hard to oust them and they know it. There should be a set of agreed national regulations that they adhere to. No occupant should be left in a mess with water coming into their home for weeks on end. Common area plumbing issues should be addressed within 24 hours. Common areas should be free from vandalism and maintained to a minimum standard re windows and floors. No exceptions. Antisocial behaviour two strikes and give notice to the landlord to evict the tenant. Cleaning rosters should be visible. It’s all too loose and open to chaos, cutting corners and avoidance of responsibility type behaviour.
That's not true, or at lease certainly shouldn't be if there is a semi-competent OMC in place who ensure contract terms are met.
I think paying the management fees should be enough action to rectify the situations.
Brendan Burgess
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@Threadser
Good idea from Socrates - a very wise man.
I think a Key Post headed something like "Are you tired of the state of your apartment block? " would be good.
Your point about people complaining but doing nothing about it is excellent.
Set out your experience with recommendations.
Brendan
The management company needs to be manage. Every owner is part of the management company but very few want to participate whether as directors or part of the committees on their free time. Very few even turn up for the AGM. The agent only acts for the omc, under the omc's control.
Our political system is based on proportional representation - we get a vote to elect those we want to run the country. If we are unhappy, we can vote them out. If you completely ignore the political system, then you can not complain about how the country is run - there are rights and duties involved in being a citizen
Ditto for OMC - being an owner involves rights and duties - if you care to ignore the duties, then it would seem unfair to complain about those that do play a part
Ditto for OMC - being an owner involves rights and duties - if you care to ignore the duties, then it would seem unfair to complain about those that do play a part
I would say Managing agents are "let" do what they like by OMC's that get what the members put into it, you reap what you sow...
Property service providers have a new code of practise to adhere to link here; https://www.psr.ie/minister-mcentee...vices-regulatory-authoritys-code-of-practice/
But I've no idea if the PSRA is any good as a regulator
I will read the code I didn’t know it existed. If an occupant/landlord pays their management fee then surely their responsibility ends there. It’s up to the Property management company to do the managing. I get it about attending an AGM and having your viewpoints made. But most people don’t have the time or the energy to start getting involved in the day-to-day running of a management company, unless they are retired with nothing else to do. Surely if you pay your fee you should expect a certain level of standards to be maintained in your development common areas and responsive service in the case of a plumbing crisis related to common area pipes ?. That’s fairly basic stuff. But these guys are Cowboys who don’t give a toss.
You pay your fee to the OMC.
The OMC contracts the service company to manage the maintenance, etc
The OMC depends on owners to show an interest in running itself and overlooking the service company. If the owners can't be bothered, for one reason or another, then the choice is to put up with bad service from the contractor or pay increased charges to hire professional managers
The OMC contracts the service company to manage the maintenance, etc
The OMC depends on owners to show an interest in running itself and overlooking the service company. If the owners can't be bothered, for one reason or another, then the choice is to put up with bad service from the contractor or pay increased charges to hire professional managers
Untrue that most people don't have the time to get involved. In my development there are 4 of us owner Directors on the board. None of us are retired. It took a bit of work when we took over from the developer appointed board members (about 10 years ago) but now it takes an hour or two a month. I will start a separate thread as recommended by Brendan.