A VERY SAD LOSS - LEN BUCKNALL DUQUESA

Hi all

Has anybody experienced problems with Roda installing the air conditioning ? We completed last November on a 3 bed villa on phase 2 and ordered the aircon from Roda. When we went over to Spain earlier this week and not only had they done hardly any of the snagging, they had not fitted the aircon and on the last day of our visit, we arrived at our villa only to find 3 workmen in there and the bathroom, downstair WC and entrance hall ceilings ripped out, with mess everywhere. We were horrified and told they have a problem with fitting it in, so have got to alter everything. We were also told other properties are the same, but I am not so sure. Can anyone help / advise ?

Also, has anyone else had problems with them completing the snagging ? They have now told us they will do it asap. I hope so, as we have got our furniture being delivered soon.

Another problem we have experienced, is before we agreed to purchase, we were told we could use any of the communal pools on the development, but the day before we completed, we were subsequently told we could not, so eventually had to order our own pool (which is also yet to be finished). The reason I am pointing this out, is incase anyone else has been told the same.

Apart from this, we are pleased with our purchase and the development in general. I understand the property has gone up in value from when we purchased, which makes a change from some of the negative postings I have seen.

Les

Please PM me and I can send you  a guide to how to get the snagging done

Thy have to remove the bathroom ceiling to fit the AC but I have not heard of any changes required to fit AC

Hi Les Gray

Have a look at an earlier forum 'villa inspection results' 16/11 and you will see some information about snagging and the issue you refer to about swimming pool use.  There are a few of us in villas on phase 3 who were all told that we had use of all of the communal pools.  I have an e-mail from Roda confirming this too dating back to July 2006.  However, it seems that the change is due to the maintenance charges and villa owners are not going to be contributing to the communal costs involving the pool maintenance.  I did bring this matter up with Roda but did not receive a reply and I have to confess I then became wrapped up in work so forgot about it.  You have reminded me again!  We do not complete until this Summer and are visiting in March - so I will certainly bring this to their attention again.  It is a difficult one though because whilst we do not mind contributing to communal maintenance there will be some villa owners who would prefer not to and obviously you can understand the resentment that apartment owners would have if we were using the pools but not paying.  I am angry at Roda though for misleading us all - so perhaps some sort of united front is needed to put in an official complaint.

We have also gone with the Roda air conditioning and will be instrucing Roy from Inspectahomes to do our snagging.  However, I would not want to complete without the air conditioning being fully operational.  I am sure Roy could tell us the answer to this - but can we refuse to complete if the 'extras' such as air conditioning and pool are not finished?

The normal process is that the extras cannot and are not fitted until after completion as they are varying the basic configuration of the property and, inacse the buyer fails to complete, the same as if you were using a third party contractor

Also power is needed to test and install the units and agin this is ofetn not connected until after completion

The mistake is not to insist at the completion stage that RODA contartct to a time limit by which RODA has to install the extras, ideally within 30 days, the same time in which the snagging should be done and this allows us to check thses at the 2nd inspection 

If they won´t do this simply say well we won´t use your servuces for this as it is a very competitive market

I prooable wouldn´t get the pool form RODA, not because of a quality issue but maybe the price, similar to the furniture threads but I am careful with money, mine and the customers

Hi Mrs H

Many thanks for that, I will look at the earlier thread you mention.

Unfortunately, we had to make an on the spot decision (the day before we completed !) to have our own pool put in while we had the chance, so we dont now need to use the communal ones, but we are very annoyed about it, as we were definately misled. I will certainly back up any complaint you may put in, because it is very unfair.

On hindsight we should not have completed, until the extras were put in and the snagging finished, as we are now finding it difficult to get this done, but I trust people to do what they say. I am sure we will get there in the end, but it really takes the shine of things. At least you will have the option of not completing until yours is finished.

Les

We were told by Roda (in November 2007 when we completed) that our snagging would be complete and the extras finished ready for when we return in January 2008. Even just before we flew out this time (a couple of weeks ago), we were told the snagging would be finished and got an e-mail saying the pool was complete, but when we arrived last Sunday, this was simply not the case and only when I pointed out the aircon was not fitted, did they start ripping down the ceilings to alter / install it.

I do not like to complain, but feel other purchases should be aware of what is happening. I am sure it is not always like this and perhaps we have just been unlucky.

Unfortunatley it is very common that they tell people that the snagging is done and extras fitted when in fact they are not which is why we get so much work checklng this before people arrange to travel, even when people do their own first check

The other thing that we now have to do at RODA is provide unlimted visits as part of the service and on a couple we are on visit number 5 or 6

The problem is the builder tells aftersales who believe them and do not carry out their own checks as they just don´t have time

The new system now means that the person who carries out the inspection with you, is responsible for the whole process and it is them you should be chasing

Also people forget that they have to get the boiler and central heating commissioned so they arrive to find no heating or hot water available

As far as your pool is concerned, because I am onsite so much, just let me have your plot details and I will keep an eye on developments for you

No they should not have to remove the celing to fit the AC and we have a number of villas that we have checked so I think you have been unlucky there

I have sent you the guide promised

Thanks for information but can we refuse to complete if our pool and air conditioning is not finished?

I will send you pm with regard to looking into our property but there seems no point yet as they have told me that June is the earliest completion for phase 3b and that the villas are likely to be last to go so it could be Aug/Sept.

Legally no as they are not part of the original sales contract and most developers will not fit extras until after completion

Also legally there is only an obligation to repair snagging defects after completion however if we find serious issues, if a property or the communal areas are not completed or if there is no certificate of habitation, these are all ground not to complete

The importatnt thing is to get agreed completion dates for all works at thetime you sign for the property which we can then manage the process for you