Snagging

Hi Steve, I agree with you about the snagging. The snagging is only going to be for inside the apartments also bear in mind that more then likely there may not be any running water or electricity connected to the apartment at the time of doing the snag so related item to these can not be checked, the only things you can really check are the finishing qualities which you can pretty much do yourself. This is why I have voted against having a professional snag done. You may also find that many of the smaller snagging issues may very well be better done yourself rather then wasting time & energy trying to get the developers to do it.

Hi,

Took me a few days as I suffered from a minor flu but here they are: some thoughts about Steve’s and RG’s comments about DIY snagging. I did quite a lot of research these last months on all aspects of new apartments (because we want to start our own property management firm). In the cause of it I spoke to professionals as well as owners of recently finished property.

 What I learned about snagging is that:

-          you usually get one hour max. to do it yourself. Usually there’s someone from the builders office with you comparing notes and commenting on your remarks. This seems rather stressful to me. The professional takes his time, knows his rights, speaks Spanish and won’t be stressed.

-          I’m quite handy so I guess I’ll be able to notice most of the faults myself. However I can’t always judge how severe problems are and what would be the right remedy. A trained architect will.

-          Thanks to new regulations meant to protect customers the promoters tightened the rules. Snagging reports now have to be in Spanish and be filled in on standard forms provided by the promoter. My Spanish is improving every day and Saskia is actually quite fluent in it, but do you know ‘mal acabado (poor finish), ‘encudido’ (plaster) or ‘terminado tosco (rough finish). I must confess that I had to look them up. The professional will make sure you have an English version so you know what you’re complaining about.

I prefer to have these repairs done before I clean the place and move my furniture in. You have a 15 day period after completion to make up a list which they have to repair within 28 days. After that you just have to rely on the general warranty without a fixed term. A professional report seems the way to maximise your chances on getting every thing fixed in time. So although I considered doing it myself in the end I decided against it.

(yes I know these are long posts, but I try to inform as much as possible and not only state my opinion)

This message was last edited by max! on 4/18/2007.

BTW afaik the outside walls of your apartments and terraces are snagged as well. It’s just a visual inspection instead of a structural. Snagging will normally be done only after electricity and water are in working order so they will be tested as well.

Regarding Steve’s other question: will I (through our property management company) offer a follow up service for the snagging errors. Yes, we would be pleased to do that. The snagging company some of us will hire offers a follow up, but it’s quite expensive. I think a workable solution could be that after the builder says he’s done fixing it, we have a look and check. If the problems were minor and clearly solved we report back to you.

Areas were we have doubts we collect and we get a professional in to inspect only these areas. This would make it much cheaper for all of us. Can’t say at what price we could offer these services. Mail me a copy of the report as soon as you have your snagging done and we’ll let you know.

The original post became unreadable due to a forum error. This was the original text:

I finallly finished the negotiations about the group snagging agreement. It wasn't easy so it took some time. I won’t post the final price on the internet as the company understandably doesn’t want that.  Let’s just say it’s clearly better than all earlier offers in spite of their substantial 2007 price raise.

This afternoon I have sent an e-mail to everyone who showed interest in it. If you didn’t receive it, please me directly at m.poldermans@gmail.com. Don’t PM me, because I can’t see them.

In case you wonder: no I don’t earn money on this group deal. I passed the advantage through to the participants.  

_______________________

Sorry for filling this thread single-handedly, but I seem to have a lot to report :)

I finallly finished the negotiations about the group snagging agreement. It wasn't easy so it took some time. I won’t post the final price on the internet as the company understandably doesn’t want that.  Let’s just say it’s clearly better than all earlier offers in spite of their substantial 2007 price raise.

This afternoon I have sent an e-mail to everyone who showed interest in it. If you didn’t receive it, please me directly at m.poldermans@gmail.com. Don’t PM me, because I can’t see them.

In case you wonder: no I don’t earn money on this group deal. I passed the advantage through to the participants.  

This message was last edited by max! on 9/2/2007.

Hi all, I have decided to go with the professional snagging, Any problems found will be reported to my solicitor and I would expect her to inform and chase the developer to make sure that they rectify the problems.

Regards, Andy

 

We to are opting for the professional option. On our inspection visit last week we didn't see much wrong - but if there is anything wrong that is not obvious but whch could cause problems later we'd rather identify and have it fixed now.

Hi Max,

It was good to finally meet up with you and your family today. I am with you on the snagging.

Westport

Hi Westport,

It was certainly nice to meet up with your family!

Could you (and others) still send me an email with the details of your appartment, real name, confirmation etc. Otherwise there is a change I forget people, count them double or mix up apartment numbers.

Hi there,

I was there the week in mid March when the lawn was being laid around the swimming pool and adjacent to the front of block 3 and the rear of block 4 on phase II.

I got talking to a young Spaniard and his partner who is buying on phase I in one of the adjacent blocks and he was not happy.

The sprinkler system is a pop-up system on a timer and the pump, on / off switch etc. is accessed by a series of manholes. He showed me the hanhole covering the mechanism for the sprinklers covering this part of the lawn was smashed and the sprinklers in this area did not seem to work.

When snagging can you have the snagger check that this has been rectified.

Thanks

Have posted some photos of the area concerned.

I was on site today. I done an external snag of block 1, phase 1. I only found 4 minor problems. 2 broken roof tiles, a broken wall capping tile, and a small area of  render that has come away from the wall. I looked around the whole site, and I have to say it is looking good. There were lots of gardeners on phase 1 today, and a couple of painters touching up areas. All of the communal areas still need a good clean, but I think that we will probably end up doing it.

Westport

I have just received a letter from our solicitor and it reads as follows;-

In regards to your property in Don Juan I, we have received a letter form the Developer in which we have been informed that the deadline to visit the properties and make the snagging list will be May 15^th, and the handing over of the properties will take place in short.

 

In the event that it is not possible for you to make the visit and inform the Developer accordingly, please, note it to us in order to try to arrange that somebody does it on your behalf.

Has anyone had anything similar? Not a lot of notice really!

Janmet,

Does this mean that snagging is to be done before May 15th and handing over will take place shortly afterwards?

We are going out for the first 2 weeks in May so it looks like we will be no sooner home when notice of completion will arrive.....

So far we have heard nothing official but we are visiting our apartment on 7th May so hopefully things will be clearer then. 

Hi Janet,

The "visit" to the properties refered to in the e-mail from your solicitor is the short visit to confirm that the property you have bought is in  fact the one you are going to get! SNAGGING is not permitted on this visit - it must be carried out and a list of snags advised to the builder within 2 weeks after completion.

I don't think you should be concerned about not meeting this deadline - it is certainly not worth going to Spain just to sign Perla's piece of paper!

With regard to when we can get possession it is all down to Fuengirola Town Hall. As soon as they become "the man from Delmonté " Arrohabitagé will advise our solicitors and who knows what will happen after that!! Will it be May? I think they will get the all clear in May but it will be well in to June before we can all complete.

How do I know? I don't! But what is a website like this for if it is not for expressing completely unfounded opinions.

C U in Don Juan soooooooooon

 

Hi,

I sent out an email two weeks ago about the group snagging to all interested. I think some of you may have missed it or I never got your reaction.

If you never saw an email with the subject 'group snagging Don Juan: final offer. Needs response!' or you didn't get any reaction at all from me on your response than you're currently not on the final list.
In that case please mail me your reaction (not by PM, but to m.poldermans@gmail.com [notice the m. in front!) and post a notice here so that I can double check.

It's an urgent matter as I agreed to make a final list at the end of April. I asked for a few days delay, but that's all. So if you want to participate in this group deal, mail me asap.

Best,

Max

Hi Max,

We just want to double check that we are included on your list. How ever we havn't recieved any information yet how to transform the money to you.

Best Regards

/Christian & Samira

 

Hi Christian and Samira,

You're on the list. Everyone who got a reply on his or her confirmation mail is. So if you received the mail with the exact costs for the snagging, replied on it and got a reaction from me, you don't have to worry.

Payment instructions will follow once I have the definite list.

Hi Max

Hope we are also included on your snagging list as I did email you but did not get conformation from yourself as of yet

Kind regarsds

Lorraine and Eoin

Yes, Lorrraine and Eoin you are on the list.

Since I did this new call for action there are already three more people on the list, so it's going well.

Thanks for all the reactions. It wasn't easy to get all the details right; knowing people by their forum names and cross checking these with real names, e-mail addresses and apartment numbers. As usually with these underestimated projects I ended up with a complicated excel sheet instead of  the initial crude notepad list...

Anyway we now have thirteen confirmed participants. Quite a number considering the small amount of posters on this board. (Never got a reaction from Michelle and McDas, so if you still want to particpatie mail me asap).

Next step is that  I'll send you payment details. When I do I'll post a statement here as well so that people having trouble receiving or sending mail can check it on this board. Don't expect an email tomorrow. I'll try to do this as late as possible before the first completion.