#COMPLETED: EXECUTIVE TOWERS, 27F to 54F Mixed Use (Business Bay)

[rascott]

I would like to see a "welcome" letter from the combined IOABs to the non-executive directors of the DPG board. At least let the non - execs know the history and let them know the valid concerns of the owners.

I am not holding my breath for this to happen.

Which means individual letters to the non-exec directors may be the only way forward. Worth a try ?

rascott

[steldxb]

definitely worth a try

[McFluss]

Dont think it would make any difference. Taziz belongs to Idama who belongs to Dubai Properties. The head of Taziz is khaled al Malik who is CEO of Dubai properties. as you can see if you put two hands in your pockets and try to count with your fingers the result is always 11. These guys will be convinced and will tell everybody they have 11 fingers. If you see what I mean. This is a desperate case where locals are destroying their country reputation while foreigners belive in the ruler vision. What a mess. The only way to make changes is by mobilizing the press outside UAE to report on double standards laws and warn investors not to put their money in UAE. The people who lost big money there should start cases in their home country against these government owned companies as they have no legal protection in UAE. They could go after UAE assets in Europe and USA. This will give a strong signal and may make things change.

[McFluss]

Just found this in JBR Community forum:
http://www.jbrcommunity.com/viewtopi...p=36273#p36273
These guys mean business

Hi Anthony,
I got this document from the lobby in my building. What you think, is this the route to follow by owners to get something done in JBR?

I think all owners who are in agreement with this should e-mail their tower boards with the document signed.


To Real Estate Regulatory Agency

REQUEST FOR INTERVENTION FROM OWNERS in disarray
PROPERTY: JUMEIRAH BEACH RESIDENCES, DUBAI MARINA

We, the Owners , confirm that we want to engage the services of a neutral Facility Manager to assist us with motivating the Developer to comply with the Jointly Owned Property laws.
We advise the following:
1. Till now, the Developer and/or Taziz have not convened an Annual General Meeting for 2012, despite numerous requests from each Board;
2. The Developer and/or Taziz have failed to provide information relating to the proposed structure of the Master Community known as Jumeirah Beach Residences despite numerous requests from each Board;
3. The Developer and/or Taziz have failed to provide the IOAB any copy of the proposed Common Area Site Plan for any Association and include the Master Community Common Area Site Plan;
4. No draft of any Jointly Owned Property Declaration has been shared with any IOAB despite requests over the past years;
5. The Manager, Taziz has failed in its duty to properly manage the Owners Association in the following major respects:
(a) Failure to disclose information to owners relating to the property, including service contracts, insurance, owners details etc;
(b) Failure to meet the conditions attaching to the approval of the Service Charge Budget for 2009 & 2011 which was approved by RERA on the basis that conditions were satisfied;
(c) Failure to comply with requests and directions of Owners;
(d) Failure to properly manage service providers and monitor their performance under any form of contract, the details of which have not been shared.
(e) Failure to declare conflict of interest (Taziz belongs to IDAMA) IDAMA is the maintenance company retained by developer

In the circumstances, we respectfully request RERA to exercise its discretionary powers by directing the Developer and/or Taziz to attend to the following within the below time frame:

By 14 July 2012 Provide the following information to the IOAB:
• Name and email address of all owners within the respective Owners Associations;
• Copy Service Charge Budget for 2012 with all current signed contracts with service providers;
• Details of the proposed structure of the Master Community.

By 31 July 2012
Issue Notices to all Owners convening a Sector General Assemblies for the purpose of electing the Secotr Owners Association Boards and passing the relevant motion appointing the newly elected Boards the authority to approve the 2012 Service Charge and any other business related to the JOPD including the appointment of any service providers (including Association Managers), electing a Representative on the Master Community Association or any Management Board;
By 31 August 2012
Convene all relevant General Assemblies referred to above.
By 30 September 2012
Share details of the draft JOPD and Common Area Site Plan with the IOAB.
By 31 October 2012
Finalise form of JOPD and Common Area Site Plan with the IOAB and submit to RERA together with confirmations from each IOAB.
Immediately
Stop the treats letters to owners who pay at S&P rates until the audit is ready.



DATED this _____________ day of _______________________________ 20______ .


…………………………………………. ………………………………………………
Signature of Owner Bldg and Unit #

[ImanDxB]

McFluss your information is wrong. Khaled Al Malek is an honest man and if the word reaches him he will certainly make changes. The culprit is Billy Daly who is the head of Ejadah. Ejadah owns Idama and Taziz (previously DAM). You need to report to Khaled Malek about the activities of Taziz and double standards of Billy Daly, he is the one behind all the miseries of JBR and ET.

[steldxb]

McFluss - how about a letter to Malik?

[McFluss]

@ImanDXB, if you are sure you can send a mail to Mr Malek and see if it changes something?
@steldxb, the issue in ET is that IOB are in limbo. not organized and don't know how to proceed. I had several conversations with people on boards and they are not able to act. We voted for a board to represent us but they are not active enough. I deal with 4 different developers and can say that 1 is doing an outstanding job, the other is doing a fair job but 2 are just Dante s inferno (Nakheel and Dubai Properties). These 2 companies level of incompetence and arrogance are beyond imagination. In both cases are semi- governmental and in both cases they show no respect for their contractual obligations or persevere in the conflict of interest via their subsidiaries that do a bad job. Taziz way of answering people is pathetic. Billy Daly does report to the CEO and they decide together how to screw investors. I can't believe CEO's are not in the picture. They are part of the problem. In ET we have a big issue with the parking's (not enough for everybody), Landscaping (changed from original plans), services, etc. all these things will have a negative impact on our properties values. In the 2 projects I am happy with, we have already the Boards involved in everything and developers are transparent. Why Dubai Properties and Nakheel are not? because they CEO's don't want it to happen.

[rascott]

My latest email exchange with Taziz - I presume other owners are getting similar requests. No action/instruction as yet from the IOAB - at least for my tower.

Dear Sir or Madam,

My understanding is that the 6m deposit taken on completion from homeowners is to be credited to homeowner accounts. This has been mentioned by both your auditors and by Taziz (formerly known as DAM) management.

I assume as you have been holding this amount for two years that you will be crediting the amounts with accumulated interest.

This will more than offset the remaining 2010 fees.

I would remind you that you have failed to issue invoices for 2011 and 2012. These are presumably awaiting the completion of the audits for the relevant years and RERA’s approval of the 2011 and 2012 budgets and service fee charges.

I suggest that you settle the issue of service fee deposits before issuing threatening letters to your owners. I look forward to your immediate clarification.

Yours faithfully,




From: Subha Cheriyappurath [mailto:subha.cheriyappurath@taziz.ae]
Sent: 04 July 2012 4:08 PM
To: robert@rascott.com
Subject: BBET-Year 2010 Service Charge Payment Reminder


Dear Homeowner,

As per our record your year 2010 community service charges AED 11,499.00 towards TET-B-xx-xx is outstanding.

Please note that you are obligated under Law 27 of 2007 to pay your service charge dues within the time frame.

Owners who continue to leave their service charges unpaid will have their asset marked as a defaulting property and will be listed with the owners association as in default. This may result in immediate interruptions to services provided and late payment fees of 1% per month will be levied starting from 1st of August, 2012. Post registration of the owner association, the OA will be able to approve seizure proceedings within 30 days of formation and a property owner risks losing their property due to non payment. Seizure of a defaulting property is granted under the same law as mentioned above.

Please be advised that we are obliged to list the units that have not paid in a special document that will be submitted to the OA and RERA for further action once the registration is completed. To avoid the impact of interrupted services, enforcement actions and any further penalties under the law, we urge you to act swiftly and please pay your dues.

Should you require any further assistance or wish to discuss settlement, please do not hesitate to contact bbet.info@taziz.ae or your nominated Taziz representative for assistance.

Kindly disregard this reminder if you have already settled your service charges.


Yours sincerely,
For and on behalf of
Taziz Property Management Solutions LLC.

[rascott]

Dear Sir or Madam,

I disagree with your approach which I find quite illogical. You have enjoyed the use of the security deposit since January 2010. You have also acknowledged that the deposit is to be credited to my account.

Since the credit for the security deposit is the same as the amount due for the second 6 months of 2010 then you should do the sensible and simple thing and apply the credit against the 2010 service charge.

Further the 2010 invoice was issued by a company called Salwan LLC; a company that ceased to be the property manager in November 2010. I assume that you will be reissuing 2010 invoices and future 2011/2012 invoices in the name of Taziz LLC.

You can then issue 2011 invoices when the service fees have been approved by RERA.

I am sure that you see the common sense in this approach, which presumably applies to a significant number of other owners.

Yours faithfully,


Robert Scott



From: Subha Cheriyappurath [mailto:subha.cheriyappurath@taziz.ae]
Sent: 08 July 2012 4:52 PM
To: Robert
Cc: Abdallah Najia; Sandra Khalil; Lindsay Neish
Subject: RE: BBET-Year 2010 Service Charge Payment Reminder

The question is why would I want to give DP/Taziz more cash when they acknowledge that they have to refund the deposits pais to them on completion.


Dear Robert,

Please refer to the attached statement of account for your unit, which refers only to your outstanding 2010 service charges. The security deposit that you paid at time of handover will show as a credit on the 2011 service charge invoice, which will be issued during the first week of August.

The 2010 audit is in progress and is expected to be complete later this month. However, this should not preclude any obligations to pay your service charges, as outlined in your SPA.

Kind Regards,

Subha Cheriyappurath
Property Executive

[steldxb]

So where does this leave property owners in Executive Towers?

I've not received any letters or invoices from Dubai Properties (or their facility management companies) for service fees?

What do the Owners Association have to say about this?

[rascott]

Steldxb,

I think this depends where you are on your service fee payments.

It appears that Taziz is chasing anyone who has not yet paid second half 2010 service fees. I argue that these have been paid by way of the 6m deposit collected on completion which Taziz acknowledge is to be returned to owers.

No invoices have been issued for 2011 or 2012 service fees. Auditors say they filed their 2010 audit report with DP in January. Nothing has been seen by any of the IOAB people that I know.

As for the IOAB for my tower - I copy them on my correspondence but their is no guidance on whether 2010 fees should be paid of withheld or the expected fees for 2011 and 2012.

One thing is clear - when the OA's are formally established for ET they are going to iniherit 2 years worth of debt collection problems.

rascott

[MONIKA79]

Hi,

I am in Tower K and looking to put up an electric chimney in my kitchen. The kitchen is smaller in size to most kitchens in ET and the size is 60*60 cm.

Can someone please advise which type/brand of chimney works with ET installations?

Thank you very much.

Regards,
Monika

[steldxb]

I too now received emails from Taziz regarding payment for 2012 fees. My response was:

Dear Subha,

Executive Towers homeowners had previously paid a 6 month deposit on completion and handover of the property.

My understanding is that you will be crediting the amounts to our accounts. Presumably, this would be with accumulated interest?

Kindly note, 2011 and 2012 invoices have not been received and the facility management and quality of services and amenities have been below acceptable standards.

Yours Faithfully

[McFluss]

Hi Rascott, your mails prove the absurdity of the situation. These guys were appointed by themselves and not the owners association. They keep our money, they do a poor job, they are not in hurry to register the HOA, they got the audit report and don't share (because the rate is lower that what they are asking probably) etc....

@ Steldxb, you should your mail from Tarik Aziz also known as T.Aziz; they can only speak about 2010 and not 2011 or 2012. They have no authority to ask for 2011 or 2012 SC's.

And RERA is still sleeping. They issue laws but they don't implement them! they make investors life a nightmare and have not done anything for make the market transparent since it was created in 2007. They made plenty of statement on the press but no real action on the ground. RERA is now the main roadblock to property market recovery with their lack of action.

[steldxb]

I got a reply. It stated:

Please note that 2011 service charge invoice will be issued during the first week of August. The security deposit that you had paid from handover period will be reflected on a credit basis on the 2011 service charges.


.. whats all that about? Surely DP are not in a posiiton to snd out invoices for 2011 as OA's are not formed.

its about time some serious owners got together in person and determine a course of action.

[Burj Khalifa fan]

11-7-2012
The Executive Towers















BKF-2012

[I Know]

Thanks for the pics.

[Burj Khalifa fan]

u welcome

[McFluss]

Originally Posted by I Know

Thanks for the pics.

I like your signature: "Nothing is hidden from Allah" but it is a pity DPG/Taziz / RERA don't believe in this. If they did, maybe they will be more honest in doing business and implementing laws?

[McFluss]

Here you go again, more stupidity acts from RERA:

http://www.arabianbusiness.com/rera-...ds-467331.html

These guys aim is to protect developers and their scam.
Selling properties in Dubai is the only solution for investors who have one.