MCST AGM - Agenda Sequence?

[Nav14]

Another disturbing trend which I noticed in my constituency, at least,  is that the Neighbourhood Committees members are muscling their way into condo Management Councils where they stay as it makes it easier for them to promote the agenda of the NCs with little dissension. I am not sure they are acting on some central directive or only the particular NC in my area has adopted this modus operandi. The NC under which my condo is, oversees a few condos  and most of the NC members are also members of the Management Councils in their respective condos.

In my condo they have been creating a lot of havoc over the years. Instead of bringing communities together they have been splitting them up.

Another phenomenon is that a particular expat community has gained majority control of the council in my condo and understand this is common in other condos as well. Some of them join just so that they can organise some functions for their own community using MCST funds. The ones to be blamed for letting this happen is the apathetic locals who never bother to attend AGMs or get more involved in councils (let others do the messy job) but only turn up when their Maintenance Fund is to be increased.

[serenade]

These self centred investors fail to realise that a badly maintained condo due to restricted funds will affect the value of their investments.

 

Hardworking and motivated councils are also in a difficult situation as they face a scenario today where rapidly increasing costs still result in poorer service standards by the vendors. Security & cleaning costs for a condo have increased by 50-70% over the past 3-4 years but the quality of guards / cleaners has declined due to severe manpower shortage. Condos are at a mercy of security firms as they know the next replacement will be no better or worst than the one being replaced. They are forced to accept lower standards at increasing cost. Ironically the progressive wage model for guards benefits Malaysians more than Singaporeans as almost 70% of the security guards today are Malaysians. In fact for my condo it is 90%

 

Fully agree. So far my condo has bucked this trend by keeping the same local or malaysian guards and cleaners for almost ten years. Contractors change, but the staff remain. We built into the new contract that the existing staff must be employed by the new contractor with wages and leave specified. We pay a bit more, but get quality, trustworthiness, and no need to re-train. The new contractor likes the arrangement as then they do not need to source for additonal manpower which is in short supply. The ground staff are happy to stay even though their increment is small as workig conditions are good. It takes effort by the Council to be on top of things, and make effort to connect with ground staff. Cannot depend on the MA to do this as MA is appointed year to year.

 

[serenade]

Another disturbing trend which I noticed in my constituency, at least,  is that the Neighbourhood Committees members are muscling their way into condo Management Councils where they stay as it makes it easier for them to promote the agenda of the NCs with little dissension. I am not sure they are acting on some central directive or only the particular NC in my area has adopted this modus operandi. The NC under which my condo is, oversees a few condos  and most of the NC members are also members of the Management Councils in their respective condos.

In my condo they have been creating a lot of havoc over the years. Instead of bringing communities together they have been splitting them up.

Another phenomenon is that a particular expat community has gained majority control of the council in my condo and understand this is common in other condos as well. Some of them join just so that they can organise some functions for their own community using MCST funds. The ones to be blamed for letting this happen is the apathetic locals who never bother to attend AGMs or get more involved in councils (let others do the messy job) but only turn up when their Maintenance Fund is to be increased.

 

So far no NC has tried to get into the condo I live in.  But then, my whole constituency is politically apathetic. Even when MP asks to visit condo, he gets turned down.

 

The MCST is a democracy in that issues are voted upon when there is disagreement within the MCST. Majority wins. As you say, if only more  qualified locals are willing to step into the MCST, and stop being apathetic, and complainers things will be better.  With a diverse council, any group with an agenda will find it harder to skew MCST spending towards the interests of their group. 

 

In other words, join the MCST if you care about the place where you live. You will be surprised how much wastage there is with condo money not being wisely spent. And the MA always takes the easy way out as they are paid a fixed sum regadless how little they work.   

 

[Surpize]

All parties have a parts to play to ensure that the development is well managed. That starts from all residents, council, down to the MA as well as all ground crew.

I opinion that it a long term partnership engaging all parties that will work things out.

[Victor68]

With more condos here, the authorities should do something about Managing Agent (MA) managing these properties. BCA should licence them and ensure a certified manager is assigned. Many MA themselves are not even familiar with BASMA and run the estate like a privately owned company. They simply try to please th council members, in particular the chairman.

[serenade]

With more condos here, the authorities should do something about Managing Agent (MA) managing these properties. BCA should licence them and ensure a certified manager is assigned. Many MA themselves are not even familiar with BASMA and run the estate like a privately owned company. They simply try to please th council members, in particular the chairman.

 

It is the Council who appoints and approves the Managing Agent and their annual fees. In addition, the Council approves the salaries, bonus and increments of any on-site staff employed under MA. Of course the MA will listen to the Council since it is both their boss and customer. A good MA will advice the Council what can be done under the Strata Titles Act, procedure to follow in case of disputes or bad debts, and manage projects done by contractors e.g. repairs to critical infrastructure. 

 

If you think your estate can be better run with limited funds, volunteer to be a Council member and be active. The less paid to the MA, the more funds there are to improve and run the estate. If give free hand to MA, they will likely to take easy way out and spend for thier own convenience.  

[Victor68]

Yes I know MA are appointed by council selected via AGM. Unfortunately, many MA compete for job and they under quote each other. Once on board, they run it like no rules governing it and just try to please council members in order to stay in contract.

 

Many estates ran into problem because of poor advice by MA trying to please the council members. They think getting into council means you can do whatever you like. Wait till they face lawsuit and have to be accountable for their decision. Even if they buy insurance, they are not covered.

 

A qualified MA is therefore necessary. BCA needs to review this and like all professional QP, ensure MA are certified and person assigned knows the BASMA when discharging their duties. It is not merely just about cleaning the pool and maintaining the lights.

 

This is one of problem buying into a condo and not able to enjoy your purchase. Owners should be there to approve proposal and budget and not to think of how to run it. Let professional runs it.

[Yoongf]

MCST is very similar to pte ltd companies. Companies are registered with ACRA and governed by the Comapanies Act, which ACRA almost never enforces. Instead, It relies on organisations such as auditors and CAD to ensure governance.

 

Similarly, MCST is governed by the BASMA but BCA rarely enforces. It's the govt's policy to be light handed in enforcement, relying instead on individuals, trade associations and the CAD/CPIB to ensure some form of governance.

 

There is no best answer to this issue, it's just that this GOVT has adopted this approach.

 

Therefore in such an operating environment, SPs have to play a bigger role, shoot more arrows, report CAD/CPIB more often to keep things in check. The trade associations are formed by traders so dun expect much from them. Consumers have to band together and be a guilan voice, like mothership.sg ... smrt feedback etc. Wanna band together and take on big business?

 

Lets be real.. in Sg society.. telling a blantant lie in public .. is not a criminal offence. Cheating is also not an offense without evidence that is admissible in court. And Sg society don't require marketing ppl to give statutory declarations on every thing they say, nor is AGM minutes of meeting have to be rational. It's not criminal for the MCST to enjoy $20/cup of coffees during council meetings.  

 

Therefore, my view is that.. public shaming is necessary these days. Anyone passionate about this?

 

 

 

 

[Surpize]

BMSMA do have provision on declaration of interest. There are in fact quite some other govern in the ACT to provide guidance on proper management and maintenance of estate.

 

In fact some expenses require AGM mandate. Ex includes recreational activities. Council refreshment should also be properly managed. Encountered situation of council placing order for where where food drink even meal at restaurant...

 

However, I do agree that there are some individual that maybe acting for their own interest in one manner or another. Or out to take advantage. Of the opinion that volunteering as a Council should be from the heart to serve for the betterment of the estate and not for self interest.

I do agree at times public shaming do have its magic. However, if not handle properly may have legal implications.

If no choice but to resort to that approach, suggest blur out certain details (ie face)

[Surpize]

It seems like there are bad impression on MA here. However just like any other trade, there are the good n bad one...

 

Engage the more reputable one, accredited by professional body such as SISV APFM. Ensure the HQ representative are able to communicate n understand ur needs. That more important than the site staff although some feel site staff more important. I opinion that HQ staff tend to stay longer with the company rather than site staff turnover in this current market with insufficient site staff.

 

Still I feel it a partnership between SP Council & MA to ensure things work out well. If not the option of self manage is there but there have to be selfless council who is willing to commit the time and manage things objectively...

[Yoongf]

BMSMA do have provision on declaration of interest. There are in fact quite some other govern in the ACT to provide guidance on proper management and maintenance of estate.

 

In fact some expenses require AGM mandate. Ex includes recreational activities. Council refreshment should also be properly managed. Encountered situation of council placing order for where where food drink even meal at restaurant...

 

However, I do agree that there are some individual that maybe acting for their own interest in one manner or another. Or out to take advantage. Of the opinion that volunteering as a Council should be from the heart to serve for the betterment of the estate and not for self interest.

I do agree at times public shaming do have its magic. However, if not handle properly may have legal implications.

If no choice but to resort to that approach, suggest blur out certain details (ie face)

BMSMA has a lot of provisions but is there a policeman who enforces it? If a section is breached, its still a costly civil suit to get defendant to comply. Furthermore, high chance the defendant will be using mcst funds for legal expenses.

SG society needs a less costly social policing option. In other countries, its call culture.

[Mercury1]

Need some advise on this,

 

My MCST recently proposed a allocation of parking lot schedule, attached was the allocation already and request to vote yes or no, no vote means they decide for you, there are definitely something going on here as

 

1. Best lots are allocated to the Mcst chairman (he owns a few units)

2. This wasn't mentioned on the previous Agm and now its raised as a ad hoc decision to be made

3. Owners are given a 10 day period to respond (else managing corporation decide for you)

4. No mention how the allocation was done though from the lopsidedness its obvious

 

Problem is its a small development and several units as I know are owned by a company which as I heard don't participate much in any such concerns thought personally its seems they are railroading this to the benefit of some.

 

I've raised concerns to the MCST but it might still be voted thru, is there any legal recourse that can be taken on such cases? Not sue them but challenging them on the approach taken?

 

MCST claims its common law for such allocation to take place.

 

Cheers

[Kusje]

 

Exclusive use by-laws Apart from the by-laws governing the behaviour of owners and residents, the MC can also make by-laws that give owners exclusive use of the common property for certain duration. Example With the support of an ordinary resolution, the MC can grant an owner exclusive use of part of the common property for less than a year. With a special resolution, the owner may be given exclusive use for a period of more than a year but less than three years. A 90% resolution is required to grant exclusive use for periods longer than three years. Exclusive use include the rental of a kiosk on common property or designated car parking lots for owners. [sECTION 33]

https://www.bca.gov.sg/bmsm/others/strata_living.pdf

 

3. Owners are given a 10 day period to respond (else managing corporation decide for you)

 

A motion to be decided by an ordinary resolution requires at least 14 days’ notice before the meeting. All other motions require notices of at least 21 days. The various types of resolutions [sECTION 2] and their applications are listed in a table at the end of this chapter.

 

 

I've raised concerns to the MCST but it might still be voted thru, is there any legal recourse that can be taken on such cases? Not sue them but challenging them on the approach taken?

 

MCST claims its common law for such allocation to take place.

 

Cheers

 

Read chapter 11 in the link provided.

[Mercury1]

@Kusje, a mere praise is not good enough, thanks for the link but mostly thanks for highlighting the sections of interest. Appreciate the trouble taken man   

 

https://www.bca.gov.sg/bmsm/others/strata_living.pdf

A motion to be decided by an ordinary resolution requires at least 14 days’ notice before the meeting. All other motions require notices of at least 21 days. The various types of resolutions [sECTION 2] and their applications are listed in a table at the end of this chapter.

 

Read chapter 11 in the link provided.

 

[Surpize]

May I share further that Carpark Lots are technically Common Property of the Management Corporation and Management Council are empower to manage them just like any other parts of Common Property.

 

In line with common practice, Carpark Lots are on first come first serve basis. It is not within the power of Management Council to allocate exclusive use of the Carpark unless Resolution table & approve at a General Meeting.

 

In specific as whether Ordinary / Special Resolution, will need to review S32 & S33 of BMSMA concurrently.

[Mercury1]

Thanks I will read up on this too

 

S32 & S33 of BMSMA concurrently. 

 

 

May I share further that Carpark Lots are technically Common Property of the Management Corporation and Management Council are empower to manage them just like any other parts of Common Property.

In line with common practice, Carpark Lots are on first come first serve basis. It is not within the power of Management Council to allocate exclusive use of the Carpark unless Resolution table & approve at a General Meeting.

In specific as whether Ordinary / Special Resolution, will need to review S32 & S33 of BMSMA concurrently.

 

[Fcw75]

Have been asking the MA to replace a fire-rated door at the common area as it is rotten. But despite numerous reminders to him and even going to the annual meeting, door still not changed.

 

What else can I do? Report to BCA?

 

Thanks.

[Kusje]

Have been asking the MA to replace a fire-rated door at the common area as it is rotten. But despite numerous reminders to him and even going to the annual meeting, door still not changed.

 

What else can I do? Report to BCA?

 

Thanks.

 

http://www.ifaq.gov.sg/SCDF/apps/fcd_faqmain.aspx?qst=hRhkP9BzcBImsx2TBbssMsxu7lqt6UJK70a1wAEVmycXBHMnbsR7StT47MAMgunaD%2Bl3DW7siQBmwXmuBZaolrvwawtYyrYb4vPcIwR6eb96sw%2BUn6kM81kyljkIYud8LpBezZYPUw5czc9d9wAFVa9U2bQDas9UkO8Jtf3WwKI10tVKT7hydAiuzNDyt2phxQpsMTw6LW%2FS9nQ7Z48cI75pm5rZc9tk4IQe6Ab4EZs%3D#FAQ_3334

 

 

There are a few ways to report a fire hazard, 

 

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Alternatively, you may call 1800-280 0000 to report a fire hazard with our fire safety feedback officer.

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Public can also write in to HQ SCDF, 91 Ubi Ave 4 Singapore 408827 HQ SCDF and attention to the Fire Safety Feedback Officer.