Green Forest Owners

El CODIGO DE CONDUCTA DE LA ASOCIACION DE PROPIETARIOS DE GREEN FOREST OF COCO BEACH

Serguei Galkine — Tue, 17 Apr 2012 21:29:00 GMT

EL CODIGO DE CONDUCTA DE LA ASOCIACION DE PROPIETARIOS DE GREEN FOREST

Todos los propietarios, los inquilinos, los huéspedes, los empleados, los contratistas o cualquier otra persona en los campos o propiedad de los Condominios GREEN FOREST son susceptibles a este Código de Conducta. El código puede ser actualizado periódicamente basado en condiciones cambiantes.

1. Todas las personas deben apegarse a las leyes costarricenses (inclusive leyes sobre drogas) mientras estén en la propiedad.

2. Ninguna persona puede ensuciar las áreas comunes con basura, ni colillas de cigarrillos.

3. Las áreas verdes , de estacionamiento y los senderos no serán utilizados para el almacenamiento, ni serán obstruidos de ninguna manera.

4. La basura no será acumulada dentro ni fuera de las unidades de los propietarios.

5. La Basura debe ser depositada en bolsas plásticas y colocada en los recipientes apropiados de recolección.

6. Explosivos, materiales inflamables, tóxicos o peligrosos de cualquier tipo no son permitidos en las unidades de ningún Propietario.

7. Ruidos altos, luces y las vibraciones están prohibidas. Los propietarios y huésped deberán de estar cómodos en cuanto al ruido se refiere.

8. Ningún propietario hará ni permitirá ruidos que alcance niveles muy altos ni permitirá cualquier actividad que interfieran con los derechos, y la conveniencia de otros residentes.

9. Todas las personas deben seguir las instrucciones de los guardas de seguridad y el personal de Tropical Felgate que están apropiadamente identificados.

10. Equipos de ejercicios no están permitido en ningún balcón, área de porche, ni patio. Los balcones, los patios, y los porches deberán estar limpios y ordenados.

11. Los vehículos motorizados no serán permitidos en ninguna área común a excepción del estacionamiento. Los Oficiales o Administrativos pueden hacer excepciones para sillas de ruedas eléctricas, ciertos vehículos eléctricos y carros de mantenimiento.

12. Los vehículos con motores de combustible no pueden ser almacenados en una unidad, el patio ni en el balcón.

13. El almacenamiento a largo plazo (más de siete días) de una bicicleta debe estar dentro de la unidad de un Propietario, no en el balcón, el patio o el porche.

14. Los fuegos artificiales de cualquier tipo no son permitidos por ninguna razón.

15. Los Juegos están permitidos en las áreas comunes designadas, siempre y cuando el juego no sea destructivo a la propiedad ni interfiera con los derechos de privacidad de otros. No está permitido Jugar en el estacionamiento por ninguna razón.

16. No serán colocados signos, las notas, los anuncios o ninguna modificación de superficies exteriores, no deberán ser inscritos o serán expuestos en ninguna ventana, la puerta u otras partes exteriores de una unidad o área común. Es requerido solicitar a la parte Administrativa hacer excepciones sobre la petición para propósitos específicos y espacios de tiempo específicos.

17. Mutilar, quitar o destruir cualquier elemento del área común es prohibido.

18. Ninguna actividad será realizada dentro de la Unidad de un Propietario si esto interfiere en la privacidad de otros propietarios.

19. Un perro, con un peso menor a cuarenta libras, un gato o un pájaro de jaula son permitidos en las Unidad de los Propietarios. Todos los perros serán mantenidos bajo vigilancia y bajo el control del propietario siempre que estén fuera de la unidad y no serán permitidos si interfieren con la tranquilidad ni conveniencia de otros residentes.

20. El desechos de los perros debe ser recogidos y debe ser depositados en una bolsa plástica sellada y colocada en un basurero inmediatamente. Las cajas de arena higiénica para interiores deben ser utilizados para gatos. Los inquilinos deben de tener permiso por escrito del de los oficiales y la parte Administrativa para traer una mascota al complejo.

21. Ningún vehículo que no tenga número de placas o de matrícula podrá ser mantenido en ninguna área común, ni en el parqueo. Los remolques, los campistas, los tractores, o los barcos no son permitidos en las aéreas comunes ni en las aéreas de estacionamiento.

22. Arreglos menores y reparaciones sólo serán permitidos para los vehículos con alguna emergencia siempre y cuando sea limpiada el área después de la reparación.

23. No está permitido, patinar, o movilizarse en monopatín o bicicleta en áreas comunes.

24. Los animales salvajes como monos, las iguanas, los lagartos, los mapaches, los zorrillos y las serpientes no serán alimentados, molestado, ni perseguidos, alejados de su ambiente nativo. El Guarda de seguridad o el empleado deben ser llamados si un animal salvaje llega a ser un peligro a un individuo o a un grupo.

Reglas de la Piscina

1. El ruido en la piscina debe ser mantenido a un nivel normal y mínimo.

2. Los niños con edades bajo los 12 años deben ser acompañados y deben ser supervisados por un padre o persona competente de por lo menos 18 años de edad.

3. Cualquier persona que no pueda cuidarse ella misma, que este bajo los efectos del alcohol, tiene evidencia de una enfermedad contagiosa o que tiene llagas/heridas abiertas no podrán utilizar la piscina.

4. No se debe correr, saltar, pelear ni realizar ningún el juego de contacto en el área del piscina.

5. Mascaras y anteojos deben tener lentes muy fuertes para que no se rompan y caigan a la piscina.

6. Ninguna desnudez es permitida en la piscina ni áreas comunes.

7. Ninguna actividad sexual es permitido en la piscina ni áreas comunes.

8. Los usuarios de la piscina deben llevar traje de baño apropiado para nadar.

9. No esta permitido el uso de ningún objeto de vidrio en el área de la piscina.

10. Ningún animal de ningún tipo es permitido en la piscina.

11. El maltrato o el abuso de propiedad común de área no serán permitidos.

12. Las personas deben utilizar las duchas designadas antes de entrar a la piscina.

13. Las personas que utilizan las duchas deben limpiar residuos de arena y bronceador que pueden ensuciar la piscina.

14. El área de la cascada cerca de la piscina es para la decoración y para el uso recreativo. La cascada no será utilizada como una ducha.

15. Las sillas de la piscina no deben ser removidas del área de la piscina al menos que sea autorizado por el guarda o personal de la administración.

16. El uso de la piscina será permitido hasta las 10:00 de la noche. Los que desean utilizar la piscina temprano en la mañana deben de tener cuidado para no perturbar los que todavía pueden estar durmiendo.

17. La piscina no pueden ser utilizadas durante períodos de mantenimiento (cloro o químicos).

18. Los artículos personales no pueden ser dejados desatendidos en las áreas de la piscina.

19. Las fiestas o actividades privadas en la Piscina deben ser autorizados previamente por el personal de seguridad o Administrativos.

20. No es permitido la ingesta de alimentos ni el fumado en el área de piscina. El fumado de cigarrillo en el área del piscina está autorizado sólo si no perturba otros y si se depositan las colillas en los basureros.

21. Los niños y los bebés que aun utilicen pañal no podrán ingresar a la piscina sin el respectivo uso del mismo.

22. Los juegos de la piscina sólo son permitidos siempre y cuando no afecte ni moleste a otro huésped.

Introducing New "Concierge Service"!

Serguei Galkine — Tue, 17 Apr 2012 20:36:00 GMT

By now, most you, already know that we are pretty good at what we are doing and if, up to now, we were doing property and rental management along with sales of the properties.
Not everyone wants their property to be rented, but still want it to be looked after when the owners are not there.
We have structured a range of additional services that are available either on request or in our Concierge Package deal.

We provide property maintenance services in the following areas: Playas del Coco and Ocotal.

GREEN FOREST OF COCO BEACH CONDOMINIUM CODE OF CONDUCT

Serguei Galkine — Sat, 14 Apr 2012 20:33:00 GMT

GREEN FOREST OF COCO BEACH CONDOMINIUM CODE OF CONDUCT

All homeowners, renters, guests, employees, contractors or any other person on the grounds of the Condominium are subject to this Code of Conduct. The Code may be updated periodically based on changing conditions.

1. All persons must comply with all Costa Rican laws (including drug laws) while on Vista Perfecta property.

2. No person may litter the common areas with trash or cigarette butts.

3. The lawns, parking areas and walkways shall not be used for storage or be obstructed in any way.

4. Trash shall not be accumulated inside or outside of Homeowner units.

5. Trash must be sealed in plastic bags and placed in appropriate recycle bins.

6. Explosive, flammable, toxic or unsafe materials of any kind are not allowed in homeowner units.

7. Undue disturbances from noises, lights and vibrations are prohibited. An owner or guest should be free from sounds, sights and smells when in his unit with the windows/doors closed.

8. No Homeowner will make or permit unreasonable noise or permit any activity which will interfere with the rights, comfort and convenience of other residents.

9. All persons must follow instructions from Security Guards and Tropical Felgate staff who are properly identified.

10 Exercise Equipment is not allowed on any balcony, porch or patio area. Balconies, patios and porches will be kept clean and orderly.

11 Motorized Vehicles are not allowed in any common area with the exception of parking lots. The HOA Administrative Board may make exceptions for electric wheel chairs, certain electrical carts and maintenance vehicles.

12 Vehicles with combustible engines may not be stored in a unit, patio or balcony.

13 Long Term storage (more than seven days) of a bicycle should be in a Homeowner’s unit and not the balcony, porch or patio.

14 Fireworks of any kind are not allowed for any reason.

15 Play is permitted in designated common areas provided that such play is not destructive to property or interferes with the privacy rights of others. Playing is not permitted in the parking lots for any reason.

16 Signs, notices, advertisements or any alteration of exterior surfaces shall not be placed, inscribed, or exposed on any window, door or other exterior parts of a unit or common area.

17 Defacing, removing or destroying any element of the common area is prohibited.

18 No activity will be conducted within a Homeowner Unit which would be an annoyance to other owners.

19 One dog less than forty pounds, a cat or a caged bird is allowed in a Homeowner’s unit with the Homeowner’s specific approval. All dogs shall be kept leashed and under the control of the owner whenever they are outside of the unit and will not be allowed to interfere with the comfort or convenience of other residents.

20 Dog waste must be picked up and disposed of in a sealed plastic bag placed in a trash can immediately. Indoor litter boxes must be used for cats. Renters must have written permission from the Administrative Board to bring a pet into the complex.

21 No Vehicle on which current registration plates are not displayed may be kept in any common area parking lot. Trailers, campers, tractors or boats are also not allowed in common area parking lots.

22 Only minor repair work shall be permitted for vehicles in emergencies provided that the area is cleaned up after the repairs.

23 Roller-skating, rollerblading, skateboarding and bicycling is not permitted in common areas.

24 Wild Animals such as monkeys, iguanas, lizards, raccoons, skunks and snakes are not to be fed, teased, chased or taken away from their native environment. A Security Guard or Staff Member should be called if a wild animal has become a danger to an individual or group.

Swimming Pool Rules

1. Pool noise must be kept to a minimum.

2. Children under 12 years of age must be accompanied and supervised by a parent or competent person of at least 18 years of age.

3. Any person who is unable to care for himself, is intoxicated, has evidence of a contagious disease or who has open sores/wounds is prohibited from using any pool.

4. There must be no running, jumping, scuffling or rough play in the pool area.

5. Facemasks and goggles must have non-breakable lenses.

6. No nudity is allowed in the pools or common areas.

7. No sex is allowed in the pools or common areas.

8. Pool users but wear appropriate swim attire.

9. Glass of any type is not allowed in the pool area.

10 No animals of any type or allowed in the pool or are allowed to drink from the pool water.

11 Mistreatment or abuse of common area property will not be permitted.

12 Persons should use the designated showers before entering the pool.

13 Persons using the showers should clean sand residue they may leave after shower use.

14 Pool chairs should not be taken from the pool area.

15 There will be no swimming after 10PM. Those who wish to use the pool early in the morning should use care not to disturb those who may still be sleeping.

16 The pools may not be used during maintenance periods.

17 Personal items may not be left unattended at the pool areas.

18 Private Pool Parties must be authorized in advance by the Administrative Board.

19 There is to be no food or smoking in the pools. Cigarette smoking at the pool area is authorized only if it does not disturb others and that cigarette butts are properly disposed of.

20 Children and babies without proper sanitary clothing are not allowed in the pools.

21 Pool games are only allowed to the extent that the game does not interfere with other guests.

Five Years and Counting...

Serguei Galkine — Fri, 19 Aug 2011 22:01:00 GMT

It's hard to believe, but it has been five years since we started doing property management in Green Forest of Coco Beach community.

Last three years were very challenging due the general economic situation, there has been considerably less tourists in Coco and in our community and average occupancy went down from 60-64% in the year 2008-2009 to just 30-35% in the year 2009-2010. We expect it be a little better this year though.

Our community became a true "Green Forest" in the last few years with the lush vegetation, lots of new plants and shrubs. Just in the last year we planted over 200 new plants in Green Forest at no extra charge to you.

You can see updated photos of the community HERE

Last fall we painted the outside walls of the buildings and repaired the ceilings only at cost of materials.

This year, we repaired the cracks around the swimming pool and removed some of the roots of the Guanacaste tree at the South end of the pool which were causing the cracks. We also cut the branches of the trees overhanging the clay roofs and causing damage to the clay roof tiles.

We can proudly say now, that Green Forest of Coco Beach studio community is one of the nicest studio communities in town and we ran it at the lowest cost in town keeping condo fees at US$70.00 per month for the last two years.

None of the communities in town has such a low condo fee!

Unfortunately, we are about to change it...

Due to the fact that inflation in the country has been on the level 6-7% in the last two years and by the law the minimum salaries were increased twice about 3% last year and abt 3.5% this year, so we can not fit into our budget any more with the condo fees $70.00 per moth and have to increase it about 7%.

Please take a note that we shall start charging a condo fee of US$75.00 per unit per month as of September 1, 2011. This amount will be fixed for at least 1 calendar year, though we do expect another minimum salaries increase by the end of 2011.

Here is the budget for the year 2011-2012:-
1. Security Patrol every hour + 2 security cameras monitoring: US$550.00 per month;
2. Professional Pool Treatment 4 times per month: $60.00 per month;
3. Half Time gardener - US$200.00 per month;
4. Half Time Handy Man - US$300.00 per month;
5. Half Time administrator - US$360.00 per month;
6. Half Time accountant - US$150.00 per month;
7. Chemicals for the garden and cleaning materials: US$70.00 per month
Total Operational Cost: US$1,690.00
Property Management Company admin fee 25%
Total cost US$2,253.00 or US$75.00 per studio unit per month.

Please do not hesitate to contact us, if you have any questions or suggestions.

Best regards,
Serguei Galkine
Agency:     Tropical Felgate
Phone:     +506-2670-1750
Cell:     +506-8701-7951
Fax:     +506-2670-1750
Business:     +1(646)-652-6430
Address:     Unit 13, Green Forest of Coco Beach, Urbanisacion Las Palmas
City:     Playas del Coco
State:     Guanacaste 5019
Country:     Costa Rica

New "Paying the Bills" Policy from February 1, 2011

Serguei Galkine — Wed, 19 Jan 2011 14:43:00 GMT

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Dear Vacation Rental Property Owners,
Despite our numeral appeals to you to pay your dues on time, we still have to "chase" quite a few of the owners every month and on average the management company has to pay US$2,000-3,000 every month for those people who do not keep their balance with us in credit. This means that we have to give a credit for up to 3 months to the owners who neglect paying on time.

You should realize that the money we collect from you go towards paying tyour bills and salaries to the maintenance staff.
We have kept condo fee charges in the communities where we do Property management at the lowest level among all management companies. We do not charge for "Bill Payment" service and expect your understanding and co-operation on this issue.

You should also realize that all utilities providing companies - Coopeguanacaste / AYA / Amnet - terminate their service and/or remove electric / water meters on the property practicaly the next day when the payment is due and not paid.

To reconnection of the service cost time and money. For example you would have to spend a couple of hours in the Coopeguanacaste or AyA office to apply for reconnection and pay over $60 dollars to the suppliers.

If we did not pay the bills for your unit for the reason that you do not have funds on your account, you would have to do the above.

Most of the owners, who have their units in our rental management, don't have to worry, as their units have a positive balance at all times, but please remember that you have to have at least US$150 positive balance when you are requesting your rental income to be paid to you.

Those properties owners, where we just pay the bills as a favor without any charge for this service, would have to keep a positive balance of at least US$150.00 on your account with us at all times.

We shall not be able to pay your bills, if your balance does not cover the amount to be paid.

In those cases where electric / water meters were removed by the utilities supplier for non-payment, we will not be able to apply for re-installation of the meters unless we have a valid limited Power of Attorney to do so on your behalf (utilities companies requirements). If we do so, in addition to the utilities suppliers charges, we reserve the right to charge you administration fee from US$50 to US$100 for each case, depending on actual time and efforts spent.

I hope that the above is self explanatory, and we are sorry for any inconveniences caused.

Sincerely,
S. Galkine
Tropical Felgate (Costa Rica) LLC LTDA

Full "Turn Key" Furniture & Appliances Packages are available for installation right now!

Serguei Galkine — Mon, 08 Nov 2010 15:23:00 GMT

For those who don't like the "mañana"

attitude ( I know, I don't...), we have just a few 2 bed/ 1 bath full furniture and appliances sets available for installation right now.

Very attractive price which is 20-25% less than any good local supplier could offer and quick quality installation. Price includes the cost of installation.

See already furnished 2 bed / 2 bath and studio units here:http://www.1costarica.net/Furnishing_Service/page_2382793.html

You can download a full inventory and price quotation on the same page.

Please note that we have limited availability for immediate installation and the orders will be completed on a "first come, first served" basis.

Brgds,
S. Galkine

Comments of the owners about buying new chairs...

Serguei Galkine — Tue, 23 Mar 2010 17:07:00 GMT

1- GF5 Quote - Probably, better to buy chairs made in C-R and change them every 1,5 years.. As I remember, the old stuff looked very ugly and not only fabric.... And, it seems to me, these days are the time to minimize owner's expenses. - GF5 Owner, Natalia - Unquote.

2 - GF8 Quote - I agree I think we should go with the number 1 option. After all you get what you pay for. GF8 Owner, Jason - Unquote.

3 - GF1 Quote - We vote for option #1. GF1 owner, Judith - Unquote

4- GF28 Quote - Cheap plastic. Nice ones could be stolen. Plastic can be power washed and repainted every year. GF28 Owner - Scott - Unquote.
Manager's comment: To power wash the chairs, we would need to have a power washer which is here in CR is at least US$450-500. To repaint the plastic??? I don't think it's a good idea.

5 - GF18 and 26 Quote - I am ok with option #1 - GF18 and 26 owner, Yelena - Unquote.

6 - GF10 Quote - I would vote for option one and the better quality chairs. - GF10 owner, Kevin - Unquote.

7 - GF27 Quote - For us, we prefer the option number 1. And the decision of the majority will be mine. - GF27 - André.

8 - GF3 Quote - It is OK for me for the option 1, but i would like, if the chairs break, you do something to fix it and no to put these in the garbage I am owner here and i want chair in GOOD shape, the respect of the environment is for all the people here, especially, it is important to respect that for the people who renting studio. GF3 Owner - Manon

We need to buy new lounge chairs for Green Forest!

Serguei Galkine — Mon, 22 Mar 2010 19:14:00 GMT

Hi guys,
It has been three and a half years since we bought the lounge chairs for the pool area and we have been trying to maintain them carefully. In the last year, we have been trying to patch them and repair, but by now they are completely ruined.

The frame is still fine, but the fabric is gone. We have tryed to find the fabric alone, so that we could repair it, but it appears that this kind of durable chairs are not produced in Costa Rica and therefore no replacement fabric is available.

To make it short, we need to buy at least six new chairs as we have received a lot of complaints about it from the owners and tenants recently.

There's a few options to consider.

1. We can buy the same chairs and know that at least for 3 years we are fine. The cost is US$230 per piece or US$1,380.00 in total or US$46.00 per studio unit;

2. We can buy a very bad copy of the the above chairs made in Costa Rica at US$115.00 per piece or US$690.00 in total or US$23 per studio unit. I have looked at all options and from the look of it these chairs probably not going to last for more than a year;

3. We can buy white plastic chairs which are about the same price US$115.00 per piece or US$23 per studio unit. These onece are OK, but after 8-9 months they tent to loose colour and get a really ugly - dirty look and you can not do anything about it.

Please write to me which option you would prefer us to go with.

The current state of the chairs pictures is available here:

http://www.1costarica.net/photos/green_forest_photogallery/default.aspx

Brgds,

S. Galkine

New Washing Machine for Green Forest

Serguei Galkine — Fri, 28 Aug 2009 11:21:00 GMT

Hi guys,

As per our email a few weeks ago regarding buying a new washing machine for Green Forest of Coco Beach community:-

After the last repair, the washing machine finally died beyond repairs and we had to buy a new one.

We bought a semi-industrial Whirlpool machine for US$525.00, which make a charge of US$17.50 per unit. This charge will be reflected on your next statement.

The original of the sales invoice is available in our Green Forest office and the copy could be found as an attachment with this message.

Best regards,
Administration

Admin Notes

Serguei Galkine — Sat, 14 Mar 2009 00:10:00 GMT

This page is intended solely for Green Forest of Coco Beach Owners use.

If you are not an owner, please use our general blog.