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As promisedI am writing to provide feedback on the first inspections of apartments on Phase 3

We checked 2 apartments on phase 3 today, both in block 64 and we found a good improvement in the quality of phases 1 & 2 and some changes to the design

These were a ground floor and penthouse and they were the shortest lists so far with most defects being purely the astetic type with a couple of exceptions to watch out for.

Water was leaking from 3 bathrooms and 2 radiators

The spiral staircase, althoigh fixed to the wall, was moving excessively, almost flexing where it requires additional fittings installed

Not a defect but RODA are not fitting waste type traps to the outlets for washing machine and dishwasher so you need to ensure that your furniture or white goods provider supplies and fits these as they don´t normally  

The wardrobes and  hall cupboards are now lined with an inner carcase

The towel type radiators in the bathroom have been replaced with standard radiators with thermostats

There is no wall light in the bedrooms

I am not getting too excited yet as even the quality can vary between blocks and different reams of builders but we have some  more next week so I will let people know

One final point is that I have confirmed that The Certificate of Habitation is still not issued for this Phase and RODA do not know when it will be available however they have conformed in writing that all utilities are available as buildres supply, at no cost

thanks roy,

could you explain, what this means: 

'One final point is that I have confirmed that The Certificate of Habitation is still not issued for this Phase and RODA do not know when it will be available however they have conformed in writing that all utilities are available as buildres supply, at no cost'

Habitation Licence for Phase 3

something else i didnt know!!!

txs again

Hi

Appologies read  new thread.As usual I have lost the plot .Nothing to do with phase 3.

Our storage room flooded the first week of October 2007.We believed it was caused by a heavy down pour of rain.We lost some furniture informed Roda who said they would repair the dammage and prevent further dammage.I went over on saturday to check that one or two  other issues had been sorted.I visted the store room all the patio furniture was covered in mould and you could see that the area had flooded and dried out.As I was leaving the garage area I noticed that at the other end 20 mtrs away water waspouring through the ceiling into units 540 and 541.I am in block 8 phase one.Any one else having this problem,The amount of water leaking through does not look good.The weather was fine and the gardens dry.

Tom B

I suppose I could head this post what a difference a block number or foreman makes

As I have previously explained the quality of individual block and properties can vary and  yesterday we inspected a penthouse property in block 72 and, although we have previously impressed with build quality in phase 3,  the results of yesterdays inspection were disapointing

The buyer was at the inspection and due to complete in 2 weeks and the general outside areas, gardens pool, and the installation of the communial lights and wall panels in the block had not been completed

Internally you should check the ceiling and walls carefully as there were a number of settlement cracking and where the paint finish was patchy and the walls were uneven

Some damage on floors, mainly small chips which require filling

It is normal to get some variance in shade of the marble wall tiles in the bathrooms however in this property there were dramatic difference and it looked a bit like a chess board plus the grouting was poor, especially in front of the bath where they had just filled the gap with gout. Again around the bath was poor and there was a large gap on the front bath panel where the tiles had been cut too short. You really need good portable lighting with you to check these areas properly

This was a penthouse and the gradients to the drains were too extreme on the roof terrace and it will probably be impossible to use patio furniture der to the extreme angles of the runs to the drains plus the lights were not fitted

In fairness to RODA they did not argue about these defects and we are now waiting for an offical response on what remedial actions are going to be carried out

Again sample reports available as normal for anybody doing their own snagging

Hi Roy,

So happens from here, I assume the owner in question wont agree to close until its all sorted?

Ray

I leave that decision to the buyer and I believe it will depend on the response from RODA

Fortunately completion is still 2 weeks away

I've just spoken to Roy and all snagging has been thrown up in the air.  RODA have now said that Roy is unable to get access to the properties unless he has a Power of Attorney.

Thanks RODA, way to go.....NOT!!!!

Hi Mary-Ann.

Be careful what and who you buy your furniture package from. Our neighbour bought package from agent who he bought apartment off, and was totally ripped off. We shopped untill we dropped to furnish our apartment and it came in way under our neighbours cost, and was of a much higher quality. I will send you some photos and contacts.Jayne

Hi,

We are waiting to complete on Phase 3 at Roda, having completed on a property North of Alicante last year I can recommend buying furniture etc yourself. It can be pretty hard work but, you get exactly what you want at the prices you want to pay and also you get to know the area and mix into the community.

People who provide furniture packages, give a good service and it takes away all the hassle of having to do it yourself, however, its a business and intends to make money from us. We did save a lot of money by shopping ourselves and increased the quality just as other people have said.

Hope this helps!

Best regards John B.

Hi

We bought our furniture package from Roda a year ago pics can be viewed on our own website spanishgolfingrentals.com have a look and compare what is in the shops we did it for convenience so that we would have the option of renting with Caladona I am sure we could have got it a lot cheaper had we done it ourselves.

Regards  Mike B

Hi All, we are due to complete in a weeks time on an apartment in phase 3 block 68. We have engaged Roy Howitt to snag the property and as previously reported here Roda now say that Roy would need P.O.A. to gain access. As we had given P.O.A. to our spanish laywer (to complete for us) we contacted them and told them that we wanted Roy to carry out an inspection for us. When our laywer contacted Roda they were told that Roy could be given access in their company ,as they have P.O.A.,but that they could not accept any report Roy might produce as he doesnt hold appropriate spanish qualifications.As far as we are concerned this is rubbish as any individual can snag their own property(without any qualifications) or hire whoever they like to do so- besides Roy has been snagging properties at Roda for the last couple of years. I have now got the agent we bought through involved and he accepts that we have a right to refuse to complete until we get satisfaction in this matter. This seems to be a very petty approach from Roda to exclude Roy has anyone else got the hump about this???     Regards Des

Hi Des we are about to complete on phase 3 block 64 Roy has already done a 1st off snagging for us. It would appear from what is now happening that further snagging by him will not be allowed. Seems that Roda are taking the hump after Roy did a further inspection on an appartment in block 72 were there were many defects, the owner was present at this snagging. And might now not complete. I am concerened by this as we will not be able to see our appartment till after we close the deal and hoped that Roy could sort out the problems for us. Margaret

Hi Des we are about to complete on phase 3 block 64 Roy has already done a 1st off snagging for us. It would appear from what is now happening that further snagging by him will not be allowed. Seems that Roda are taking the hump after Roy did a further inspection on an appartment in block 72 were there were many defects, the owner was present at this snagging. And might now not complete. I am concerened by this as we will not be able to see our appartment till after we close the deal and hoped that Roy could sort out the problems for us. Margaret

I habe been avoiding posting a response here as I have been giving RODA the opportunity to respond and resolve exactly what they actually require and of the course the reasons behind this decision

I understand, having spoken to a colleague that operates a similar business in this area that he is aware that the new POA requirement applies to all third party professional snagging organisations

Although I am actually not their customer and have no contract with them, you all are, they have asked me for 2 things, my proof of business and tax, NI paid, which I provided immediately, via my accountant

The second some form of diploma, again they were not specific here, but I have been able to provide a specific HND qualification in construction managenent  which, added to 15 years of property inspection experience, 3.5 years specifically in Spain, I would suggest more than qualifies me to check properties, and an HND is internationally recognised

The fact is that I am actually more qualified then the girls in their offices, or most estate agents , both of which are expected to supervise innspections with clients and seem to be allowed to carry on doing so.

I have again wriiten today to RODA for clarification, no response yet, but in a recent call from Anna, their head of customer services she advised me that now customers would either have to get the POA or come over to complete, both of which involves their customers in additional expense. She added that of course another option was to complete and then inspect the property and then anybody the owner wanted could check the property, and this has no effect on you if you have already completed and when we are carrying out 2nd and subsiquent inspections.

The more cynical amongst us would perhaps think that RODA have something to hide on phase 3 to put so many barriers in place to want to stop professional inspectors checking the properties but I will leave you nall to draw your own conclusions but our advice remains that you should not complete until the property is inspected and I believe that this will delay completions

RODA don't seeme to be too worried about causing additional incovience to their customers as they brought the rules in without any notice period when we had 3 inspections scheduled for this week, they cancelled them, and didn't bother to notify the customers, I ended up doing this

We are however willing, for people who are able to come over for a day, collect people from the airport, take them to site, and return them to the airport if this helps

Hi All

I was so upset to read the end of this thread.  I was banking on Roy doing all our snagging and paying for his services to be our support for follow up, inspections and presssure on Roda.  I cannot believe after all this time that suddenly Roda have imposed these new rules to make it more difficult.  To be honest it makes me more determined to give them so much grief when it comes to our completion that they will wish they only had Roy to deal with!

We are not due to complete until later on phase 3 and it does seem that the further you go down the line the more difficult it becomes to get your snagging sorted.  I am not sure what is involved with 'power of attorney'.  Is it easily obtained and are there any concerns about giving p of a to an professional inspection company?  I cannot believe the cheek of Roda to ask for qualifications - surely that is the customers perogative and often experience is far more important.  I think you could be running scared Roda and this will back-fire because the customer feed back will start to be negative and we will find a way round your restrictions (I am happy to fly over for a day at a time if necessary to accompany Roy) but we will be doing so with a more determined, bitter approach.  If customer services were more amiable to our requirements the approach would be reciprocal!

Mrs H

I have provided RODA with all of my EU recognised qualifications and proof of my financial status regarding tax legally paid and I am still waiting for a response