COMMON AREA MAINTENANCE CHARGE MY SUBMISSION AMITAVA CHOUDHURY 17/13/B GENNEX VALLEY
FEW FACTS 1. PCTL attempted raising common area maintenance (CAM) charge from April 2009 @INR 1. 50 p/sq. ft/ month 2. Few of hardly 100: families then residing raised objections toay CAM thru’ JLLM (agency maintaining GV then) since Project was incomplete (club, swimming pool etc. Not functioning). PCTL kept it in abeyance 3. On 08. 2009 PCTL Management had a meeting with few residents and had their consent for raising cam from Aug 2009 @INR 1. 00 p/sq. ft/ month from Aug 09 onward 4. In Nov 09 PCTL Wanted to raise Club Membership Fee @ INR 400/-per Flat/ month having a family size of 4 or less and additional Membership @ INR 100/- per addl. Member/month. This was aborted due to objections raised by Flat Owners on the basis of PCTL Sale Agreement
FEW FACTS contd. ) 5. Club, Swimming Pool, Restaurant, Fast Food Center started by July 09; still project was incomplete viz. intercom (yet to install), 33 KV Substation ( 1 Transformer started in Feb/ March 2011) , piped gas supply (started in Dec 2009), fire fighting system (Yet to be fully tested and commissioned), etc. 6. PCTL did not define service levels for items included under CAM viz. Water Quality, Housekeeping, Security, Lift Reliability and Emergency Arrangements, Pest Control, Garbage Removal. etc. 7. On 1 Aug. 2009 approx 850 flats were at completion stage (Phase 2) and around 700 flats in Phase 1 either unsold or not handed over. In Aug 2011 around 20 Flats are Vacant and Many Investor Flats Not Handed Over /under Resale. 8. Extensive repairs to phase 1 flats were on and still continuing due to poor design & construction quality.
FEW FACTS contd. ) 9. Housekeeping, Security and Maintenance Staff( Plumbers, Carpenters, Masons, Glazed Aluminum Door Mechanic, etc. were common for both Project Work and CAM; 70 -80% of these Man Power was busy for Marketing and Project Work, as unsold and not handed over Flats required Extensive Repairs to make them Fit for Hand Over 10. PCTL started Renting of Banquet Hall from Mid January 09 onward. Till date no Record/Register has been made available to Flat Owners. Renting out of Guest Rooms, Community Halls started at same time. 11. PCTL has Leased out Common Property to Vendors (Crèche, Fast Food Center, Sweet Shop, Provision Store, Medicine Store, Restaurant, Mobile Service Center at unknown terms and conditions. These vendors as Lessee should directly Purchase Electricity from WBSEDCL at commercial rates, whereas they have been provided with Sub-meters and Electricity is being sold to them by PCTL, unlawful activity as per Electricity Act
MY SUBMISSIONS: 1. OUR STRENGTH : 1875 Flat Owners; one of India’s Large Housing Complexes under Single Facility Management: 2. Our Weakness: Very Low Occupancy (around 20%) and hence Resident Flat Owners don’t have the authority to agree with PCTL’ s proposal to raise CAM 3. PCTL has Moral and Legal Responsibility to pay Following towards CAM Account:
MY SUBMISSIONS (contd. ) PCTL is Morally and Legally Liable to Pay A. CAM for Unsold and Not Handed Over Flats B. Why: PCTL has used and is using Same Maintenance, C. Security and Housekeeping Staff for Upkeep of Such Flats. How Much : Estimate Only Flats Unsold & Not Transferred in AUG 09 : 1550* Flats Unsold & Not Transferred in AUG 11 : 100* AVG. No. of Unsold & Not Transferred for 2 year Period: (1550 +100)/2+100=925 for Uniform Selling and Handing Over Rate. At 60% Non Uniformity Factor, Flats unsold & not transferred: =60% of 825 +100= 595 AVG Flat Area= 1000 Sq. ft. * CAM Payable by PCTL for Unsold and Not Transferred Flats till AUG 2011= 595 x 1000 x 2 yrs x 12 m/yr = INR 142, 80000 =INR 1. 43 Cr
MY SUBMISSIONS (contd. ) PCTL is Morally and Legally Liable to Pay B. FAIR RENT FOR COMMON AREA Why: Each Flat Owner has purchased from PCTL portions of COMMON AREA @INR 1000 to 3200/ Sq. Ft (Floor Rise Included). Should we allow Common Area for Commercial Use almost rent free is a moot question. How Much : Estimate Only Assuming an AVG PURCHASE PRICE of INR 2000, Fair Rent for Commercial Use= INR 2000/ 10 years Recovery Period = INR 200/- Yr. AREA Used by PCTL, PIONEER, changed considerably between Aug 09 and Aug 10. Total Area used for commercial purpose : 10000 Sq ft Built up Area (Assumed) Avg. occupancy Period: 1. 5 yrs (From signing Agreement with PCTL) Rent Due from PCTL : 10000 x 200 x 1. 5 Yrs= INR 30 Lakhs
MY SUBMISSIONS (contd. ) PCTL is Morally and Legally Liable to Pay C. CAM CHARGE for Common Area on Commercial Use Why: Commercially Used Common Areas attract more outsider footfalls (Security Threats) than a Flat does Creates more house keeping and garbage disposal Problems, Use more DG POWER, Water, Electrical Installations and Systems, etc To Levy Built Up Area CAM Charge @ 2 times the rate applicable to a Flat Owner (Super Built Up Area basis) would stand to reasoning. How Much : Estimate Only CAM Recoverable from Common Area in Commercial Use= 10000 Sq Ft x 18 Months x INR 2/ per Sq Ft/ month= INR 3. 6 L
MY SUBMISSIONS (contd. ) PCTL is Morally and Legally Liable to Pay D. RENT From Community Halls Why: It is our Property for Family Functions/ Get-together How Much : Estimate Only Assumption : At least 100 days of Hiring of Main Banquet Hall (Ground Floor) at least in a year since January 2009; 1 st Floor Hall at Club House: 30 days/year since Jan 2010 Other Community Halls : 80 days/year Main Banquet Halls at Club House : INR 10, 000/- per day Other Halls : INR 3000/- per day Total Community Hall Rent Credit to CAM A/c: 10000 x 100 x 2. 75 yrs + 10000 x 30 x 1. 75 yrs + 3000 x 80 x 2. 75 = INR 39. 35 Lakhs TOTAL PCTL LIABILITY ESTIMATE for Items A to D = INR 2. 16 Cr.
MY SUBMISSIONS (contd. ) PCTL is Morally and Legally Liable to Pay E. ELECTRICITY CHARGE FOR COMMON AREA ON COMMERCIAL USE: F. All Vendors including PCTL and Pioneer, Club House, Banquet Halls, Community Halls, Pump Houses must have independent Metering Arrangement with WBSEDCL. PCTL can not transfer the present sub-metering arrangement to Genexx Valley Flat Owners. I understand Vendors are being charged at a very low and uniform tariff @ INR 3. 00 per KWH. Post Installation of Independent Meters, PCTL has to determine and collect the differential amount from each vendor and credit the same to GV Maintenance A/c.
MY SUBMISSIONS (contd. ) PROJECT IS OVER, MAINTENANCE IS A DIFFERENT BALL GAME TWO SEPARATE ASPECTS: 1. MAINTENANCE OF COMMON AREA (MCA): Shared Expense 2. MAINTENNCE OF INDIVIDUAL FLAT (MIF): Personal Expense • Both Activities by same set of manpower (e. g. Plumber, Carpenter, Electrician, House Keepers, etc. ) is not feasible due to conflicts in urgency / Scheduling Interests. • Organising MIF by Individual Owner is difficult and costly due to busy personal schedules and Zero Competitive Advantage for small scope of work. • It is possible to create a Win-Win condition in this conflict.
MY SUBMISSIONS (contd. ) PROJECT IS OVER, MAINTENANCE IS A DIFFERENT BALL GAME ROLE OF MCA & CONTRACTORS • We Flat Owners and MCA Administrator have to shift focus from Contractors for skilled Man Power Supply to Job Outsourcing to Qualified/ Experienced Contractors thru’ Competitive Itemised Annual Rate Contract bids. • MCA Administrator to Route MIF to Contractor Panel. • Contractor to Allocate Man Power for both MCA & MIF schedules • MCA Administrator to Manage MCA thru’ such Rate Contracts • Contractors to arrange for Quality Materials and Standard Spares from Reputed Vendors
MY SUBMISSIONS (contd. ) PROJECT IS OVER, MAINTENANCE IS A DIFFERENT BALL GAME NECESSARY COMMITMENT FROM ALL FLAT OWNERS : • To Request MCA Administrator for all MIF • To authorise MCA – To place MIF work order on Contractor – To seek fund from Individual Flat Owner – To raise final MIF bill to individual Flat Owner for collection and payment to Contractor – To collect token service charge for MIF on case to case basis and credit CAM A/c • No Personal Arrangement for MIF : Avoid Potential Security Threats within the Complex
MY SUBMISSIONS (contd. ) PROJECT IS OVER, MAINTENANCE IS A DIFFERENT BALL GAME END RESULT: • No Conflict Between MIF and MCA Work • Good Quality Work at Competitive Cost and Efficient Execution • Minimum Security Threat • Minimum Wage Calculation for Head Counts by MCA Administrator Not Necessary • No underemployed work force within complex: We have discussed this issue in many meetings • Rate Contracts to Indirectly Define Service Levels vis-à-vis CAM Charge • May be possible to reduce CAM Charge from Present Level.
MY SUBMISSIONS (contd. ) PROJECT IS OVER, MAINTENANCE IS A DIFFERENT BALL GAME END RESULT: • No Conflict Between MIF and MCA Work • Good Quality Work at Competitive Cost and Efficient Execution • Minimum Security Threat • Assured Comfort Level to Flat Owners to get MIF work done. • Minimum Wage Calculation for Head Counts by MCA Administrator Not Necessary • No underemployed work force within complex: We have discussed this issue in many meetings • Improved Morale and Motivation for Workforce within GV • Rate Contracts to Indirectly Define Service Levels vis-à-vis CAM Charge • May be possible to reduce CAM Charge from Present Level. • Assured Improvement in CAM Service Level
MY SUBMISSIONS (contd. ) PROJECT IS OVER, MAINTENANCE IS A DIFFERENT BALL GAME OTHER POINTS: 1. CLUB FACILITY USAGE CHARGE: 2. Monthly Area-wise Usage Charge (Depreciation, Power, Housekeeping, AMC, Fair Floor Area Rental, consumables Expenses based) must be defined transparently and objectively for different Activity Areas by PCTL Immediately, viz. 1. 2. 3. 4. Swimming Pool, - GYM, Billiard, - Library, Table Tennis, Badminton and Squash Other Indoor Games (Card, Chess, Carom, Pool Table) 3. Swipe Card/ Biometric Readers must be installed at these locations to allow entry to subscribing members only
MY SUBMISSIONS (contd. ) PROJECT IS OVER, MAINTENANCE IS A DIFFERENT BALL GAME OTHER POINTS: 2. DIFFERENTIAL RENT FOR BANQUET HALL: 1. This was discussed in General Body Meeting on July 3 called by GVWS and agreed by all present to allow preferential rates to Direct Family Members of Flat Owners PCTL must implement it immediately 2. 3. Security to Monitor Entry of Visitors to Banquet Hall/ Pioneer Marketing and raise hourly Visitor Car Parking Fee Bills in the name of Flat Owner Hosting the Party/ Pioneer Marketing.
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