This is my second report, giving you an overview of what has been happening on the community over the last year. It will also hopefully serve to remove or reduce the amount of time normally taken to answer questions relating to these points during the AGM on the 31st May 2010.
As we left the first year of my Presidency, I reported that we had achieved a lot more than initially anticipated with regard to getting the complex back into tip top condition. The Committee had hoped for a small increase in the community fees last year to action all the plans we had on our wish list, however no increases meant that a number of things had to be deferred. Nevertheless at the end of the second term I trust that you are all happy with the achievements and improvements we have initiated and completed for the community.
As you know, I am not a permanent resident at GGM II, so throughout the year I have been fortunate to have an active community committee and administration team supporting me on a day-to-day basis. Community meetings and discussions with the committee and our administrators have been held on a regular basis, then the responsibilities have been shared around the team. I would like to put on record, my thanks for the support that has been given by the committee and most importantly Johanna Beemster who has given so much of her time to community work. Johanna has meticulously ensured work has been done correctly, on time and within budget.
I am really pleased with the way the team of Committee members has worked together and that it has been such a successful formula for our community, it’s a pleasure to work with them all.
I look forward to working with the same experienced and committed team in the foreseeable future.
The new updated community rules displayed in the lifts has also been a successful decision, as guests have often commented on them during conversations and the majority have abided by them, respecting other people and the complex, which is beneficial to everyone.
A major achievement for the community this year has been around the pool, where the widening of the surround, better drainage for the grass and the introduction of hundreds of ‘Spanish Grass’ plants will give us a more enhanced and resilient grass area.
Our website www.golfgardensmiraflores.co.uk has been redesigned and the small number of initial hiccups sorted out, so it is hoped that we will be able to update a lot more information and photographs in the next few months. The newsletters continue to be well received and again have been useful for keeping everyone informed. If anyone does have any comments or suggestions for the website or newsletter please just get in touch.
All these efforts will hopefully have made a difference and kept us ahead of other local communities in the vicinity. Properties are selling on GGM II and long lets being achieved, as people recognize the benefits of living on our great community. Deservedly, we are still appearing high up on the first page of Google for the search “the best place to live on the Costa del Sol.” And rightly so!
I am also very pleased to report that the Town Hall has classed Golf Gardens as the highest standard for properties in our area: Classification CLASS A.
Jeremy Watkinson
FINANCES
The community remains in a solvent financial position, largely because of controlled spending on maintenance items by Johanna Beemster, and myself. Alison at Intercala has ensured we collected the majority of the community fees in, especially from the debtors.
1. Over the past 12 months we have been able to create a reserve fund, which currently stands at about 65,000 euro’s, made possible by the monies we have retained over the past 4 years for the Basura tax (5,000). The Painting Reserve Fund (44,000) and the legally required Emergency Fund (16,000) that should be at least 10% of the community annual fees. This account has been invested in a short-term bond, attracting interest for the community.
2. As at 30 April 2010 the total amount outstanding in community fees were approx 16,400 euro’s, a proportion of which is the current quarter. The community currently still has some serious serial debtors, which disappoints me as they are the ones benefiting from all the facilities like water, cleaners, pool, satellite, lift maintenance etc. which are being paid for by the rest of us. Legal action is being taken against these people for debts, interest and costs will be covered in the financial section of the AGM.
3. Do please bear in mind that if community fees to 31 MAY 2010 are not paid up, you will not be entitled to vote at the AGM.
4. It is also worth remembering that community fees that are paid within the first month of each quarter receive a 20% discount. Over 75% of the community now pays by Direct Debit to ensure they receive this discount.
5. Over 3900 euro’s was retained this year by owners incurring late fees
6. Two items that are noticeably high on last year’s expenditure are firstly the cost of the cleaner this is due to deciding to include 14 months costs in this year so we can bring it in line with our year end.
The electricity total is also high partly due to having some of last years bills in late so they are included in this year and also because of a discrepancy we have found with one of the meters in Block 11, we are asking Endesa to investigate this.
As you will all have noticed costs for everything in Spain have risen again in the past 12 months and with IVA expected to increase this year we are going to find it difficult to continue on the same budget for the community fees much longer. You can be confident yet again we will prune every cost we can and then prune some more to try and stay within budget, but I would envisage an increase in 2011/2012 will be necessary.
Also I must reiterate again the problems outstanding fees from community debtors create. Like any business, we always have tremendous cash flow problems when people don’t pay. This has a knock-on effect, restricting development, improvements and day-to-day repairs. In the budget all the community fees are allocated to be spent in the year. So if as this year 16,000 euros are not paid by some owners, then the actual budget spend must be reduced or increased for everyone else to cover the basic essentials needed for the community!!
With regard to our serious debtors, our lawyers are having the courts put a charge against two properties. This should mean they cannot be sold without the community being repaid first. Also, the new EEC laws now enable us to appoint UK lawyers to go after unpaid community debts in Spain, this is through the UK legal system where ccj’s and bailiffs will be appointed to seize goods from UK properties to repay the community. We are already in discussions with a British solicitors practice offering a special ‘no-win no-fee’ service to Communities in Spain with these problems. This is also an option for debtors resident in other European countries.
GARDENS AND POOLS
The gardens I feel are now the best that they have been for the past 5 years. Our agreed structured plan of work and regular walkabout’s to ensure the quality of work are paying dividends, colour is coming back to the flowerbeds and the shrubs are looking neat and tidy.
After the turmoil of my first year, our gardening contract for the past 12 months has been with Juan, he had Franco working here successfully for about 8 months, but recently moved him onto another project and we agreed that Juan “the main man” would for the time being take control of the GGM II gardens personally.
He now works on the community for 20 hours a week to maintain the gardens to a standard I am happy with and hopefully you will be too.
REPAIRS
The decision to appoint Angel as part-time community maintenance man, has proved a resounding success.
He also carries out work for the Riviera Grand Community President who also expects work to the highest standards. It has been Angel’s responsibility to put right and work with us to resolve all the ongoing problems we have.
He has maintained our plumbing and the building repairs and his work also includes maintenance of the pool. All of the work he has done for us has been to an excellent level and as with any good maintenance man, he often checks to see if problems or wear and tear are occurring and reports or corrects it before anything serious happens. He has worked through the year to repair, re-plaster and then re-paint any cracking walls around the community.
After the regular walkabouts, Johanna has been overseeing any necessary repairs we need, which is ensuring we are aware of and staying on top of most maintenance issues.
Maintenance projects we hope to carry out over the next year include:
1. Renewal of the expansion joints between each block to prevent the rain running down into the garages.
2. Treating of the decorative clay bricks and tiles on the external portal walls with a clear water proof sealer which we hope will stop them absorbing water into the walls and plaster.
3. If the budget permits at the end of the year we will look at re tiling a section of the block 11 terrace with anti-slip tiles and replacing the membrane.
4. Painting of the gate and the railings.
5. Replacement of the swimming pool lights with low energy LED units.
6. We will also be looking to update some of the portal lights to low energy bulbs with proximity sensors to turn them on only when needed
COMMUNITY RULES
The new community rules for “harmonious living in close proximity” seems to be followed by most people.
All properties that are rented out must have the community rules clearly displayed inside the apartment; this is to insure that tenants and holidaymakers are clearly aware that community rules do exist, for the benefit of everyone. Please note that any vandalism and damage to the community by your tenants will be considered your responsibility and will be charged back to the owner.
We again request that all renters be supplied with front gate remote controls, thereby enabling them to park in your garage space and that they are aware of your own numbered parking space. Please don’t forget to let your guests know the gate code, any damage from them climbing over will be charged to you.
Please ensure your rental agent informs your guests of these details.
With the summer season almost upon us again rule breaking will be rife - towels hanging over balconies, washing lines on full display, rubbish dumped in the garages and stairwells, graffiti, vandalism, damage, ball games in the gardens, lilos and ball games in the pools, pool hours not observed, sun beds not put away, parking all around the access roads and in other peoples parking places and serious noise issues…….And that can be just some of the owners!!!!!
Please make the “Late Night- No Swimming” rules known to your guests – or ask them to go to the beach!
Unfortunately, we all know that it is not just holiday renters that are always to blame. It’s your community; it will cost you money for repairs and reduce the value of your home. We want this to be a nice place for nice people, so if you see a problem happening, be polite and request that it stops, if you ignore it, you are really saying its ok for them to abuse your home!
If you are considering any changes to your property whatsoever, then please take 5 minutes to call the President or Intercala to establish the legality of your actions; it could save you a lot of heartache and money in the long run.
TV CHANNELS
Spain has gone digital, so to view all the TV channels, owners need to make sure they have an up to date digital box or suitable TV.
Only a couple of satellite dishes remain in view and owners have been notified that they are required to drop them down out of view or connect to the community system.
POST BOXES
The post box facility appears to be working and general clear outs by conscientious residents ensure minimal amounts of junk mail, leaflets and brochures litter the road.
The installation of a small roof over the postboxes has just been completed and this should add extra protection in wet weather, the gardener will also be shaping the tree in front so it gives some additional shelter.
Should you require an update to your nameplate just let me know the details and I will print off a weather proof card so we keep it all looking neat and tidy.
THEFT & DAMAGE
As you were notified at the end of last year we experienced a couple of opportunist break-ins. It is important that we should always remember and remind renters to be on their guard against opportunist thieves when doors and windows are left open especially on ground floor properties.
There have also been a number of garden flowers, shrubs and walls, which have been, damaged either by people forgetting the gate code and climbing over the wall, or from chasing balls through the flowerbeds in the gardens, again why anyone would want to do this is something I personally cannot comprehend.
We have also had to replace most of the garden umbrella tops sooner than expected. I would ask all parents please do not to let children damage the umbrellas or use the sun beds to play with, including standing them on end against the umbrellas!! The community can’t keep on paying out every time they get needlessly damaged.
RIVIERA GRAND COMMUNITY
Unfortunately with the debtor situation the Grand Community has with some of the communities in our area, the Grand Community projects we were working on last year still remain live and unresolved. The area by the side of the golf course fence, which was cleared by Grand Community, ready for planting did not happen. We are also still pushing the Golf Club for an answer on if we can get the Basura/ rubbish area agreed upon, we have offered to maintain the fence and plant colourful shrubs to give us a nice drive up to the complex.
AGM – Please note the new venue
The AGM for 2010 will be held on Monday 31st May at 11am over the road at the Venta del Golf Restaurante, Las Terrazas, Centro Commercial
Please also remember if you are unable to attend the AGM please complete the sheet to allow proxy votes to be received by the date of the AGM.
I am holding a small drinks party in the community gardens on Sunday 30th May and would like to take this opportunity to invite you and your family to join me from about 3pm onwards.
I look forward to seeing you at the AGM. It is important if you are unable to attend, please ensure that you give your Proxy to a member of the committee or to another owner who will be there.
Jeremy Watkinson
President
Golf Gardens Miraflores Phase II