Issues with maintenance

Greenage Owners Association (Greenage Owners Association) wrote:

Dear Ryan,

Thank you for your response, hope this way you may reply for one of the mail I wrote to your management including your id dt 21st may 2016to enlighten the owners and residents. If you reply point by point your commitment to the benefit of the society a will be grateful.

The content is copied and pasted as below in bold for your convenience.

We are arranging a meeting tomorrow at 10.30 with residents, I will appreciate and convey to residents if your reply with your commitments that  the management is working for the Greenage society immediatly

“we are constrained to update you with status of bad and unsatisfactory maintenance and security matters of Greenage.

Requirement of an agency for administering a gated community like Greenage

The capability, experience in maintaining a large residential complex such as Greenage, financial discipline, previous performance, quick response to urgent complaints controlling manpower and materials.

In reality at Greenage

To our assessment based on exposure by NEELANCHAL GRIHA NIRMAN (PVT) LTD at Greenage,  in the past three years, they have failed in all the above requirements, they have handled every single problem'"in utter dismal fashion exposed their lack of experience in every field of activity. They forget to understand that they deal with owners but  handles the residents only like there tenants

As the company has not so far furnished or published its background and its growth to greenage residents and representatives to convince their capabilities, I have google-d and got some information for the benefit of the community. With Mr. Bijay Agharwal and one another as directors, the company started and was mostly in hibernation for about six to seven years and during March 2015 the company replaced the directors by one Mr. Sanjay Agharwal and another new name. I am not sure if the new director is the same one who handled marketing of Greenage apartment.  The field level staffing is visible. but that whole facility office is shared by Greenage griha Nirman  ltd and Salarpuria Sattva the two joint promoters of the project.

1)It is normal and good practice to entrust maintenance to a third party with no common interest of business between them and promoters to draw a clear boundary between construction activities now going on and maintenance , to ensure clarity and segregation of manpower,money and materials. There  are so many experienced firms available in bangalore and elsewhere. Maintanance of complex of this large size needs to be done with more scientific ways and sufficient registry and documents are to be maintained .

2) security is not properly systemized, the men are not informed/trained to deal with residents,visiters,vendors, parking of vehicles or regulating traffic.  Thefts, trespass by outsiders, are common. Thefts are not taken seriously by management.Sadly the facility has no clue to deal with vandalism inside lifts, The SOP published by facility team is not followed by words and spirit

3)  As far house keeping, the facility team failed to implement mandatory waste segregation for the past three years and recently efforts are seen in Alphine block and yet to cover other blocks.

4)  Parks, lawn and greeneries are provided with sprinklers and drip irrigation. During early days,these were working daily but in the recent past the whole system is kept aside and watering is done manually with hose pipes. There appears no attempt  made  to repair damaged pipes, missing of sprinklers, pipe blocks. most of the plants are missing or withering or lacked pruning

5) maintenance complaint of common in nature  registered are sometimes closed without sincere attempt

And without any reason. leaking pipelines in basement floors, and carpark area, etc

6)Water management is neglected. No information on test results of quality of water is published. Needs information of consumption to keep the demand under control and avoid waste. Proper logs are not installed to record history of pumps and machineries.

7) STP is running with unacceptable level grinding noise and needs attention for its life.

8) fire equipments like pump sets, CO activateable air handling systems are not tested for there readiness in its lifetime sofar. Periodical fire and emergency training is not programmed. No assembly point  displayed.

9)monthly maintance accounts revenue and expenditure statement must have been published.  the company preferred fixed maintenance charges and avoided billing actuals for maintenance

10) preventive maintenance of plant and machineries needs to be established. Lifts,borewells, generater sets, electrical panels etc. due to lack of transparency A wild guess is made that it is not in place as all the above nine  points are visibly seen deficient and hence.

11) leaking pipes of water lines and sewage lines are regularly reported by residents and not any permanent solution is eluding.

12) vehicle parking and traffic regulations are not enforced, resulting in frequent

CHELLAPPAN S
Sent from Mail for Windows 10

From: Ryan Taylor
Sent: Saturday, June 4, 2016 3:00 PM
To: 'chellappan'; 'Priyanka Ghosh'; kiran.lewis@sattvagroup.in; lenin@sattvagroup.in;greenagemaint@sattvagroup.in; 'Helpdesk'; shekar.hk@sattvagroup.in
Cc: sanjay@sattvagroup.in; pkm@sattvagroup.in
Subject: RE: [Salarpuria Greenage] extremely urgent - water leakage fromtheroof

Dear Mr. Chellapan ,

Request you not to write in such a manner. We have been serving the society in all desired parameters of upkeep & Maintenance , it is always easy to sling a tag of questions over us , these are our Managers & workers at site delivering efficient Property Management services. Request you  not generalize the same. It de motivates sincere efforts of the staff.

Best Regards,

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Ryan Taylor – CFM

AGM -Client Solutions - Occupier Services

Facility & Transition