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Formal Complaint Procedure and set of documents - Procedimiento de queja formal y un conjunto de documentos

 

Dear Sweet Dreams studios owners,
There has been a trouble in our paradise again...
I think, I don't even have to mention a name now. Everyone knows who we are talking about.
We are collecting evidence to be submitted to the local court and need your help here.
Anyone who has something to say about those people, please use the form below.

Please see below a sample of the wording for a formal complaint witness statement.

Copy on the Microsoft Word format is attached HERE, so that you could format it and type in as much info as you want. Could you please open the document attached on any computer, fill it in and then, print it out, sign, scan and email it to us. If you don't have a home scanner, but have a smart phone (iphone or similar), you can download an app called "iScanner" and scan any document and convert it into a PDF file using your phone camera.

VIOLATION COMPLAINT WITNESS STATEMENT

 

 

Plaintiff:

Name:________________________

Address________________________  Unit Number _________

Telephone:______________________

 

Complained of Resident:

 

Name:______________________

Address:____________________       Unit Number:________________

 

 

Date, time and location infraction took place:

 

Date: ___________________     Time:____________________

Location:________________________

 

Specific details or description of violation:

 

 

 

 

 

As plaintiff, I hereby agree to cooperate in the enforcement procedures and will provide testimony at any hearings or trial that may be necessary.

 

             _________________________                   ________________________

             Signature                                                       Date

 

 

            Pictures provided ______               Audio tapes provided _____

 

          Complaint received by at Tropical Felgate Management Office

 

          ________________________                         ______________________

 

 

Vea a continuación una muestra de la redacción de una declaración de queja  formal de testigos .
 Se adjunta copia en el formato Microsoft Word , de modo que usted podrá  escribir tanta información como desee. ¡Podría abrir el documento adjunto en cualquier computadora, llenarlo y luego, imprimirlo, firmar, escanear y enviarlo por correo electrónico a nosotros. Si no tiene un escáner doméstico, pero tiene un teléfono inteligente (iPhone o similar), puede descargar una aplicación llamada "iScanner" y escanear cualquier documento y convertirlo en un archivo PDF con la cámara del teléfono.

DECLARACION DE TESTIMONIO DE QUEJA DE VIOLACIÓN

Demandante:

Nombre:________________________

Dirección________________________ Número de unidad _________

Teléfono:______________________

Queja  de Residente:

Nombre:______________________

Dirección: ____________________ Número de Unidad: ________________
 
Fecha, hora y lugar donde se produjo la infracción:

Fecha y hora:____________________

Ubicación:________________________

Detalles específicos o descripción de la violación:
__________________________________________________
 
__________________________________________________

Como demandante, sirva la presente para aceptar y cooperar en los procedimientos de ejecución y daré testimonio en cualquier audiencia o juicio que sea necesario.

 

 

 

             _________________________

             Fecha de firma

            Fotografías proporcionadas ______ Cintas de audio proporcionadas _____

 

          Queja recibida en la Oficina de Administración de Tropical Felgate

_________________________                      _________________________

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Posted Friday, July 14, 2017 5:33 PM by Serguei Galkine | 0 Comments


Attachment(s): VIOLATION COMPLAINT WITNESS STATEMENT.doc

Permits Issues - HOA Board Letter / Permisos - Carta de la Junta de la HOA

SPANISH

Saludos a todos.
En mi condición de presidente del HOA y respecto de las demoliciones que se han suscitado en varios proyectos del cantón de Carrillo, nos hemos tomado la tarea de investigar la situación de nuestro proyecto en la Municipalidad.

Tal y como se comunicó con anterioridad, solicitamos  una reunión con el abogado municipal y la ingeniera municipal, reunión a la que asistimos Serguei, el licenciado Casafont y yo, para conocer de la situación del proyecto y conocer de primera mano qué es lo que está pasando y qué necesitamos hacer para regularizar la situación con el ente Municipal, toda vez que efectivamente la Municipalidad de Carrillo ha llamado a poner en orden muchos proyectos, que tienen algunas situaciones pendientes relacionadas con los permisos de construcción, que nosotros desconocíamos.

En nuestro caso, existen trámites pendientes, relacionados con los permisos de construcción que no fueron presentados en su momento según la Municipalidad, los cuales debemos cumplir lo más pronto posible. Existen tres requisitos que no cumplimos

1) No disponemos de viabilidad ambiental en el proyecto. (SETENA)

2) Las piscinas no disponen de planos de construcción.

 3) Se requiere de la viabilidad de agua potable. (Viabilidad en AyA)

Como resultado de la reunión sostenida con las autoridades municipales, es claro para nosotros que debemos ponernos al día con esos requisitos a fin de evitar consecuencias graves, entre ellas la posibilidad de una demolición.

Con estos requisitos cumplidos la Municipalidad nos daría su aval para que el proyecto se mantenga, por lo cual he empezado a realizar trámites urgentes para ponernos a derecho y las acciones que he tomado hasta ahora son las siguientes:

1.- Contratar al Lic. Juan Casafont para que nos asesore y se encargue de la parte legal y lleve a cabo todos los trámites legales para ponernos a derecho.

2.- Obtener todos los planos originales de nuestro proyecto, los cuales ya tienen de todas las autorizaciones del Colegio de Ingenieros y Arquitectos de Costa Rica.

3.- Empezar a realizar los planos de las piscinas, que anteriormente no eran necesarios pero ahora si, para presentarlos a las autoridades Municipales, para eso estoy realizando la cotización de la compañía de Ingeniería para saber el costo de llevarlos  por el Ing Nesmer Chavarría. Se detalla cotización adjunta

4.- Presentar una carta a las autoridades del A y A en Playas del Coco, solicitando las 70 pajas de agua, necesarias para nuestro proyecto.

5.- Hemos tenido varias reuniones con los personeros de la Municipalidad en donde les hemos indicado nuestro interés de ponernos en regla con lo que ellos solicitan, con el fin de que no realicen ningún procedimiento de demolición en nuestro proyecto.

6.- En cuanto a los estudios de viabilidad ambiental ante el SETENA, he conversado con el Arq. Carlos Ricardo Granados,  Gestor Ambiental, con el fin de que realice los trámites, para obtenerlos y presentarlos a la Municipalidad.

Es importante señalar en este punto, que cualquier trámite que se hace ante el ente municipal, requiere que estemos al día con los impuestos territoriales y municipales, que como todos sabemos en Costa Rica se cobran de manera trimestral, por lo que  es necesario efectuemos el pago de los impuestos del periodo para realizar cualquier trámite.

Si bien he venido trabajando en la defensa de los intereses de todos quienes son dueños de los 70 estudios,  es una labor compleja y la hemos asumido Serguei, el personal de su oficina y yo como presidente del HOA. Es claro que yo soy el presidente del HOA de forma ad honorem y trabajo y vivo  en  fuera de Guanacaste (a 5 horas del proyecto), sin embargo en el último mes me he tenido que desplazar al proyecto una o dos veces por semana para enfrentar esta situación, como ustedes comprenderán esto no es una tarea fácil, porque debemos lidiar con muchos procesos de instituciones públicas que son sumamente difíciles y realizar todo esto tiene un costo económico y no disponemos de ese dinero, por lo que además de informarles de lo que está pasando, es necesario saber que estamos unidos en estas acciones.

Para enfrentar la situación, y dado que los trámites tienen un costo importante, hemos pensado en establecer una cuota de $350 dólares por estudio, inicialmente  a efecto de ir cancelando los impuestos, cuyo costo aproximado son $100 por estudio, gastos legales, y los gastos  de los Ingenieros (que se detallan en la cotización adjunta) y otros profesionales que tendremos que contratar para realizar las diversas acciones descritas anteriormente, aclarando que yo no estoy cobrando ningún monto por el tiempo que dedico a estas acciones. Como ha sido la norma, estaremos rindiendo las cuentas de los gastos y de las acciones que realizamos pues la transparencia ha sido nuestra forma de actuar.

Aclarado el panorama, necesitamos contar a la brevedad posible con la cuota de $350 dólares, suma  que aunque no creo que con esa suma nos alcance, por lo menos podemos iniciar con todos los tramites e ir pagando parte de los honorarios de abogado y los ingenieros,  así  como los impuestos de la municipalidad de los dos primeros periodos de este año 2017,  que de todas formas debemos pagar, dinero que va ser recolectado por nuestro administrador Serguei, y teniendo como fecha límite para el pago el día 15 de julio de 2017.

Es imperioso demostrar a la Municipalidad que tenemos el interés de regularizar nuestra situación lo antes posible, por lo que es necesario que estas acciones se inicien a la brevedad posible.

De antemano les agradezco y les reitero que necesitamos estar unidos para poder salir adelante. Si alguno persona tiene alguna otra duda con gusto me pueden escribir a mi correo y yo tratare de contestarles o  bien  por medio de la oficina de Serguei. Muchas Gracias

MBA Wilton Charpentier

 ENGLISH

Greetings to all.
In my capacity as President of the HOA and due to the fact of the demolitions that were executed on several projects for the canton of Carrillo, we have taken the task of investigating the situation of our project in the municipality.
As communicated previously, we asked for a meeting with the city attorney and municipal engineer, meeting which was attend by our property manager Serguei Galkine, licenciado Juan Casafont and I, to assess the situation of the project and see firsthand what is happening and what we need to do to regularize the situation with the Municipal entity.
The municipality of Carrillo has announced that many projects have some outstanding situations related to construction permits, which we were unaware of.
There are three requirements that we do not meet
1) do not have environmental viability in the project. (SETENA)
2) swimming pools do not have construction plans.
3) requires the viability of drinking water. (Viability at AyA)
As a result of the meeting held with municipal authorities, it is clear to us that we must get up to date with those requirements in order to avoid serious consequences, including the possibility of a demolition.
With these requirements met, the municipality would give us its endorsement to keep the project, for which I have begun to undertake urgent measures to get it right. Procedures and the actions that I have taken so far are as follows:
1-hiring Lic. Juan Casafont on retainer, so we advise and take care of the legal part and carry out all legal procedures the right way;
2 – getting a Municipality file all the original plans of our project, which already have all the authorizations of the Association of engineers and architects of Costa Rica;
3- start making plans of the pools, which were not previously required but now have to be submitted to the municipal authorities, for that I got the quote from the engineering company to know the cost of carrying them by Ing. Nesmer Chavarria. Detailed quote enclosed;
4.- submit a letter to the authorities of AyA, in Playas del Coco, requesting new 70 water connections/meters, necessary for our project;
5 - we have had several meetings with the representatives of the municipality where we expressed our interest to comply with what they requested, in order to not proceed with any demolition procedure in our project.
6. - In regards to the SETENA, environmental feasibility studies, I have conversed with Arq. Carlos Ricardo Granados, environmental Manager, in order to comply with the procedures, to get all documentation and submit it to the municipality.
Is important to note at this point that any transaction that is made to the municipal body, requires that we are up-to-date with the property and corporate taxes, so it is necessary to make the payment of taxes for the period to perform any procedure.
Though I have been working to defend the interests of all who are owners of 70 studios, it is a complex task which has been undertaken mainly by Tropical Felgate, our administrator, the staff of its office and myself, as President of the HOA.
To deal with the situation, and since the proceedings have a significant cost, have thought in establishing a special assessment fee of $ 350 per studio, initially to effect of paying outstanding taxes for 1st and 2nd quarters of 2017, whose approximate cost is $100 per studio, legal fees, and costs of engineers (which are detailed in the attached quote) and other professionals that we will have to hire to perform the various operations described above clarifying that I'm not charging any amount by the time I dedicate to these actions. As it has been the norm, we will be paying the accounts of expenditure and of the actions that we perform because transparency has been our way of acting.
Clarified the picture, we need as soon as possible with the fee of $350, sum to that although I do not believe that with this amount we reach, we can at least start with all paperwork and go pay part of Attorney's fees and engineers, as well as taxes for the municipality of the first two quarters of the year 2017 , money that will be collected by our administrator, Tropical Felgate, and having a deadline for payment for all owners  July 15, 2017.

It is imperative to show the city hall that we are interested to rectify our situation as soon as possible, so it is necessary that these actions are initiated as soon as possible.
If anyone has any doubts, please write to my email and I will try to answer them either through the office of Tropical Felgate or directly.
Thank you very much!
MBA Wilton Charpentier

Posted Thursday, July 13, 2017 8:52 PM by Serguei Galkine | 0 Comments


Attachment(s): My Sweet Dream OTB S.A. - Professional Technical Support and services for a Project Construction Permits.pdf

HOA Meeting Special Assessments

Dear Sweet Dreams studios owners,

We are going to summarize what was said on the board, as main points to send it to the owners because we are fighting against time.

1) The board is authorized to install water tanks, as soon as possible, the property manager is authorized to make an extra charge of an additional $ 25 in addition to a initial charge US$175.00 which has been collected from about 75% of the owners already to get the work completed, this must be requested immediately.

The board is authorized to charge an additional $ 10 per month of water, to maintain a reserve for any damage occurring in the pumps, both ours and those of the main well, if completely separate and the Condo fee that is currently paid.

2) it was agreed to pay an extraordinary fee of $ 350 per owner to cancel once and for all the amount due from municipal taxes, that should be done before February 15.

3) in terms of repairing the pool and roofs, it was agreed to give a reasonable period of time of at least three months for people to recover from the two previous payments and then discuss an extraordinary fee for that purpose.

4) It was decided to prohibit smoking within the project according to existing laws in Costa Rica,

5) it was agreed that no pets of any kind will be allowed in the project.

6) it was also agreed to identify the owners who rent, in order not to allow more than 5 people per condominium, and the intention that both the guards and the owners who are in the project inform the administration with the Order to fine the owners directly that do not comply with that provision.

7) I spoke of trying to summarize the rules as specific as possible so that people who come to the project renting, have clear rules.

8) It is agreed to appoint the board of directors, in which President Wilton Charpentier, Secretary Gordon Lazzarotto and Treasurer Chris Taylor, I agreed not to vary the amount of the payment of condo fee that is what I believe was discussed at the meeting.

Full minutes of the meeting will be available in English and Spanish shortly.

 

Sincerely,

Wilton Charpentier,

HOA

 

Estimados propietarios de los estudios Sweet Dreams,
Vamos a resumir lo que se dijo en la reunión, como puntos principales para enviarlo a los dueños porque estamos luchando contra el tiempo.
1) La junta está autorizada a instalar los tanques de agua, tan pronto como sea posible, el administrador de la propiedad está autorizado a hacer un cargo adicional de $ 25 adicionales, además del cargo inicial de US $ 175.00 de los que se han recolectado alrededor del 75% de los propietarios ,para ver el trabajo terminado el resto se debe de recolectar inmediatamente
La junta está autorizada a cobrar $ 10 adicionales por mes por concepto de agua, para mantener una reserva por cualquier daño que ocurra en las bombas, tanto las nuestras como las del pozo principal, que están completamente separadas de la tarifa del condominio que se paga actualmente.
2) se acordó pagar una cuota extraordinaria de $ 350 por propietario para cancelar de una vez por todas la suma adeudada por los impuestos municipales, que debe hacerse antes del 15 de febrero.
3) en términos de reparación de la piscina y los techos, se acordó dar un plazo razonable de al menos tres meses para que las personas se recuperen de los dos pagos anteriores y luego discutir una tarifa extraordinaria para ese propósito.
4) Se decidió que qeuda totalmente  prohibido fumar dentro del proyecto de acuerdo con las leyes vigentes en Costa Rica,
5) se acordó que no se permitirán mascotas de ningún tipo en el proyecto.
6) también se acordó identificar a los propietarios que alquilan, con el fin de no permitir más de 5 personas por condominio, y la intención de que tanto los guardias como los propietarios que están en el proyecto informen a la administración con la Orden de multar a los propietarios Directamente que no cumplen con esa disposición.
7) Se habló de tratar de resumir las reglas y que sean más específicas como sea posible para que las personas que vienen a rentar al proyecto, tengan las reglas claras.
8) Se acuerda nombrar el consejo de administración, en el cual el presidente electo fue Wilton Charpentier, el secretario Gordon Lazzarotto y el tesorero Chris Taylor, he acordado no variar el monto del pago de la cuota del Condo Fee que es lo que creo que fue discutido en la reunión.
La minuta completa de la reunión estará disponibles en inglés y en español en breve.

Sinceramente,
Wilton Charpentier,
HOA

Posted Wednesday, March 15, 2017 10:01 PM by Serguei Galkine | 0 Comments

Understanding the homeowners’ association concept / Para poder Comprender el concepto de asociación de propietarios

ENGLISH

Understanding the homeowners’ association concept

The homeowners’ association is the cornerstone of a planned residential community.

It brings continuity and order to the community, it preserves the architectural integrity and it maintains the common elements. Properly run, the association promotes the concept of “community”   and  protects  the  neighborhood’s      property  values. In many cases, it collectively makes available recreational and other facilities that might not otherwise be affordable or available to homeowners and residents on an individual basis.

 

Board of Directors

The association has responsibility for its common elements as well as the

management and operation of the association’s business affairs – all in accordance with standards established by the governing documents created when the community

was first developed. To the extent that an association (typically a non-profit corporation) has such authority and control, it is its board of directors that carries out

these duties and responsibilities.

Members of the board of directors of an association serve without compensation unless the bylaws of the association provide to the contrary. The board’s authority includes all of the powers and duties enumerated in general law, as long as these powers are  not inconsistent with the provisions of the documents governing the association.

Officers of the Association

President

The president of an association is vested with all the powers generally given to the

chief executive officer of a corporation. While specific by-law provisions may vary the president’s duties, it is generally presumed that he or she will preside at all meetings

of the board and the membership. The president will execute contracts, orders and

other documents in the name of the association as its agent. When signing documents, the president should indicate the capacity in which he or she is signing in order to avoid any personal liability since the president’s signature, under most circumstances, will bind the association under a doctrine of inherent powers.

The president also assumes general charge of the day-to-day administration of the association and has the authority to order specific actions in furtherance of the board’s policies. The president serves as spokesman for the board of directors in most matters relating to general association business. Like all officers of the association, the president has an affirmative duty to carry out the responsibilities of the office in the best interests of the association. Unless otherwise specified in governing documents, the president serves at the will of the board of directors and can be removed with or without cause at any time by a majority of the full board.

Secretary

The secretary of the association is responsible for keeping and maintaining a record

of all meetings of the board and the membership and is the custodian for most of the official records of the association. The position of secretary is not simply a clerical position. In many cases, the secretary will not actually keep the minutes of the meetings, but will be responsible for obtaining someone who will do so as a recorder or assistant secretary. As the custodian for the minutes and other official records of the association, the secretary is responsible for insuring access to those records by the members of the association and their authorized representatives.

Treasurer

The treasurer is the custodian of the funds, securities and financial records of the

association. When the association has a manager or management company that actually handles the funds on a daily basis, the treasurer’s duties will include overseeing the appropriate people to insure that the financial records and reports are properly kept and maintained. Unless the by-laws otherwise specify, the treasurer is responsible for coordinating the development of the proposed annual budget and for preparing and giving the annual financial report on the financial status of the association.

The treasurer does not have the authority to bind the association or the board of directors in dealings with third parties unless the board has provided express authority for the treasurer to do so. As with the association’s secretary, the treasurer does not have to perform the day-to-day record keeping functions of the association when this responsibility is transferred to a management company, but the treasurer will ultimately be responsible for insuring that the financial records of the association have been maintained properly in accordance with sound accounting practices.

The association acts through its officers and agents. The board of directors makes the policies for the association, but the officers and agents carry out these policies and administrative functions for the community. Some of the officers are clerical while others carry out substantive functions based on policies established by the board of directors. All of the officers have an affirmative obligation to act with utmost good

faith towards the association and cannot deal in the funds or the property of the association to their own self advantage.

Fiduciary Relationship and Responsibility

The members of the board of directors and each officer of the association have a fiduciary relationship with the members of the association. This fiduciary relationship imposes obligations of trust and confidence in favour of the corporation and its members. It requires the members of the board to act in good faith and in the best interests of the members of the association. It means that board members must exercise due care and diligence when acting for the community, and it requires them to act within the scope of their authority.

The fact that the association is a not-for-profit corporation, or that the members of the board are volunteers and unpaid, does not relieve them from the high standards of trust and responsibility that the fiduciary relationship requires. When a member accepts a position on the board of directors, he or she is presumed to have knowledge of the duties and responsibilities of a board member. Board members cannot be excused from improper action on the grounds of ignorance or inexperience and liability of board members for negligence and mismanagement exists in favor of the association and the property owners.

Each board member must recognize the fiduciary relationship and the responsibilities that the board has to the association and each of its members. The board’s duties must be performed with the care and responsibility that an ordinary prudent person would exercise under similar circumstances, and the ultimate responsibilities of these unique positions cannot be delegated to a manager, a management company or other third party.

A Recap of the Board Member’s Role:

Acting through the board as a whole, a board member should:

·     Enforce the documents
·     Establish sound fiscal policies and maintain accurate records

·     Develop a workable budget, keeping in mind the needs, requirements and expectations of the community.

·     Establish reserve funds

·     Act on budget items and determine assessment rates

·     Collect assessments

·     Establish, publicize, and enforce rules and penalties

·     Authorize legal action against owners who do not comply with the rules

·       Review local laws before passing rules or sending bylaws to membership for approval

·     Select an attorney, an auditor, insurance agent and other professionals for the association

·     Inform board members of all business items that require their vote
·     Inform members of important board decisions and transactions
·       See that the association is protected for the acts of all parties with fiscal responsibilities
·     Attend and participate at meetings

 

DUTIES OF THE MANAGER

Administrative Services

1. Attend monthly meetings of the Board of HOA.

2. Arrange and attend all Annual General Meetings, including complying with all legal notice requirements.

3. Correspondence with and, if required, legal action at the direction of and on behalf

of the Board of HOA, against owners or tenants in violation of the By-laws.

4. Advise the Board with respect to professional consultants and fees, including legal counsel, insurance

brokers, appraisers, survey companies, accounting firms, auditors, contractors.

5. Arrange insurance appraisals as required, obtain bids from various insurance brokers and keep the

Board informed of all insurance requirements. On direction from the Board, place

insurance with

broker. Assist the Board with the handling of any insurance claims.

6. Maintain all required condominium documents, plans and blueprints.

7. Provide general advice and expertise to assist the Board in decision-making.

8. Register any changes of address for service or change in the Board members with the National Registry.

9. Keep the Board informed of new or proposed legislation respecting the Property or condominium

properties generally. Financial Services

1. Receive, deposit and account for monthly condominium fees and miscellaneous

income in a trust

account of the Corporation, .

2. Disburse funds on behalf of the Corporation for service contracts and any repairs reasonably required

for the common property. Services and supplies ordered directly by the Board will

require the approval of the President prior to payment. The Manager will accept no liability for any late payment penalties incurred due to any delay in receipt or approval of invoices.

3. Prepare and distribute a monthly statement of receipts and disbursements and a list of owners who are

in arrears in condominium fees or other amounts owed to the Corporation.

4. Maintain the General Ledger and other supporting financial and audit documentation.

5. Prepare for the Board’s approval an operating budget and fee schedule prior to the commencement of

the Corporation’s fiscal year.

6. Notify individual owners of any revisions to condominium fees or of any special assessments.

7. Service notice of arrears to individual owners.

8. Prepare an annual statement of receipts and disbursements of the preceding fiscal year as compared

with the budget for that year.

9. Manage the Corporation’s funds as directed by the Board in the form of secured term deposits or such other investment as the Board may determine appropriate.

10. Register Caveats as directed by the Board.

11. Provide information and assist in any way possible the auditors chosen by the

Board.

Property Management Services

1. Provide advice to Board with respect to maintenance of common property,

emergency repairs as required, general status of equipment, landscaping, garbage removal, housekeeping.

2. Provide advice with respect to major contractual work which may be required.

3. Provide a day-to-day maintenance of common areas.

Day-to-day Maintenance of the common area to include but not limited to the following duties:
a.  Swimming pool maintenance including the supply of chemicals and regular
b.   Servicing of the pump house and equipment including filters and screens at cost of materials only when repairs are done by the manager’s staff and would have to invoice the corporation if the repairs are done by a 3rd party as per receipts provided.
c.   Garden and landscaping including cleaning up debris and grass cutting and trimming of trees as and when required.
d.  Common area cleaning including road, rancho and gym.
e.  Night guard 6 p.m. to 6 a.m. daily
f.   Small repairs including all lighting at cost of materials only when repairs are done by the manager’s staff and would have to invoice the corporation if the repairs are done by a 3rd party as per receipts provided.

 

SPANISH

 

Para poder Comprender el concepto de  asociación de propietarios


La asociación de propietarios es la piedra angular de una urbanización planificada.
Trae la continuidad y el fin de la comunidad, que preserva la integridad de la arquitectura y mantiene los elementos comunes. Ejecutar correctamente, la Asociación promueve el concepto de "comunidad" y protege los valores de característica de la vecindad. En muchos casos, se hace Colectivamente instalaciones disponibles y recreativas De otra  forma no serían accesibles o estarían disponibles para los propietarios y residentes sobre una base individual.


Junta directiva
La asociación tiene la responsabilidad de  elementos comunes, así como la gestión y operación de los negocios de la organización - todo en las normas acordadas y establecidas por el documento por el cual se rige desde que fue creada la comunidad
Fue desarrollado por primera vez en la medida en que la asociación (Normalmente, una corporación sin fines de lucro) tiene tal autoridad y control, es consejo de administración quien tiene a cargo
Deberes y Responsabilidades

Los miembros de la junta directiva de una organización sirven de compensación salvo que los Estatutos de la Asociación disponga lo contrario. La autoridad de la junta incluye todas las facultades y obligaciones enumeradas en la ley general, siempre y cuando los poderes de tesis no son incompatibles con lo dispuesto en el documento que rige la asociación.

Los oficiales de la Asociación

Presidente
El presidente de una organización está investido de todos los poderes general que se le ha dado.
 Sin embargo algunos preceptos estatutarios puede variar las funciones del Presidente, se supone en general que él o ella presidirá todas las reuniones
de la junta y los miembros. El presidente ejecutará contratos, órdenes y
demás documentos a nombre de la organización como agente . Al firmar documentos, el presidente debe señalar la indicación de la capacidad en que él o ella está firmando con el fin de evitar cualquier responsabilidad personal desde la firma del presidente bajo circunstancias , va a obligar a la asociación con arreglo a la doctrina de los poderes inherentes.

El presidente en general asume la carga de la administración del día a día de la asociación y tiene la autoridad para ordenar medidas específicas en apoyo de las políticas de la junta. Las reservas del presidente como portavoz de la junta directiva en la que más importa en relación a la asociación de negocios en general. Al igual que todos los oficiales de la asociación, el presidente tiene el deber afirmativo de llevar a cabo las responsabilidades de la Oficina en los mejores intereses de la asociación. A menos que sea especificado en los documentos rectores.


Secretario


El secretario de la Asociación es responsable de mantener  un registro
de todas las reuniones de la junta y el número de miembros y es el custodio de la mayoría de los registros oficiales de la asociación. El cargo de secretario no es simplemente una posición de oficina. En muchos casos, la secretaria no mantendrá realidad las actas de las reuniones, el objetivo será ser responsable de la obtención de alguien que va a hacerlo como un registrador o secretario adjunto. Como custodio de las actas y demás registros oficiales de la asociación, el secretario es responsable de asegurar el acceso a esos registros por los miembros de la Asociación y sus representantes autorizados.

 

Tesorero
El tesorero es el custodio de los fondos, valores y registros financieros de la
la asociación. Si la  Asociación: tiene un administrador o empresa que se encarga de la gestión que es quien realmente maneja los fondos diario, los deberes del tesorero incluirán la supervisión  adecuada para asegurarse Que le registros e informes financieros están debidamente conservados y mantenidos. A menos que los estatutos se especifique lo contrario, el tesorero es responsable de coordinar el desarrollo del proyecto de presupuesto anual y de prepago y Dar al informe financiero anual sobre el estado financiero de la asociación.

El tesorero No-tiene la autoridad para obligar a la Asociación o el Consejo de Administración en las relaciones con terceros salvo que el Consejo haya proporcionado una autorización expresa para el tesorero de hacerlo. Cuando esta responsabilidad se transfiere a una empresa de gestión,  el tesorero será en última instancia responsable de asegurar Que le registros financieros de la Asociación hayan sido mantenido correctamente en acuerdo con las prácticas contables adecuadas.

La Asociación actúa a través de los oficiales y agentes . El Consejo de Administración formule las políticas de la asociación, los oficiales y agentes de propósito deben llevar a cabo políticas de tesis y funciones administrativas para la comunidad. Algunos de las funciones  son de oficina mientras que otros llevan a cabo funciones sustantivas sobre la base de las políticas establecidas por el Consejo de Administración. Todos los oficiales-tienen la obligación positiva de actuar con la máxima Buena
Críticas hacia la fe de la asociación, y no pueden hacer frente en los fondos o los bienes de la Asociación en beneficio  propio.

Relación fiduciaria y Responsabilidad
Los miembros del consejo de administración y todos los oficiales de la asociación tienen relación fiduciaria con los miembros de la asociación. Esta relación fiduciaria impone obligaciones de confianza y seguridad a favor de la Corporación y sus miembros. Exige a los miembros de la junta  actuar de buena fe y en el mejor interés de los miembros de la asociación. Esto significa que los miembros de la agrupación de la junta deben
ejercer el debido cuidado y diligencia en nombre de la Comunidad, y se requiere para actuar al alcance de su autoridad.

El hecho de que la Asociación es una corporación sin fines de lucro, y que los miembros de la junta son voluntarios y no remunerado, no exime  de los altos estándares de confianza y responsabilidad Que la relación fiduciaria requiere. Cuando un miembro acepta un puesto en el consejo de administración, él o ella  presume  tener conocimiento de los deberes y responsabilidades de un miembro del consejo .Los miembros de la junta no puede ser excusado de acciones indebidas por razones de ignorancia o inexperiencia y la responsabilidad de los miembros de mesa para la negligencia y la mala administración que existe en favor de la Asociación y los dueños de propiedades.

Cada miembro de la junta debe reconocer la relación fiduciaria y las responsabilidades del consejo que la junta Asociación y los miembros elijan . Las funciones de la junta deben llevarse a cabo con el cuidado y la responsabilidad de  una persona prudente ordinaria bajo circunstancias similares de ejercicio, así como las responsabilidades últimas de una tesis no se pueden delegar a un gestor de posiciones, una empresa de gestión o a un tercero

Un resumen de la funciones del miembro de la Junta:
Actuando a través de la junta en su conjunto, un miembro de la junta debe:


• Hacer cumplir el reglamento
• Establecer políticas fiscales sólidas y mantener registros precisos
• Desarrollar un presupuesto viable, teniendo en cuenta las necesidades, requisitos y expectativas de la comunidad
• Establecer fondos de reserva
• Actuar sobre las partidas presupuestarias y determinar los tipos de liquidación
• Escuchar las valoraciones y opiniones de los propietarios
• Establecer, publicar y hacer cumplir las normas y sanciones
• Autorizar la Acción Legal contra propietarios quienes no cumplan con las normas,
• Revisar las leyes locales antes de pasar a las normas o estatutos que se envíen  a los de miembros para su aprobación
• Seleccionar un abogado, un auditor, agente de seguros y profesionales para los temas legales de la Asociación
• Informar a los miembros de la junta de todos los artículos que  requieren para ser votadas o aprobadas
• Informar a los miembros de las decisiones más importantes y transacciones a ejecutar
• ver que le combinación está protegido por los actos de todas las partes con responsabilidades fiscales
• Asistir y participar en las reuniones
 

FUNCIONES DEL GERENTE
Servicios administrativos
1. Asistir a las reuniones mensuales de la Junta de la Asociación de Propietarios.
2. Organizar y espera que todas las juntas generales, incluido el cumplimiento de todos los requisitos de notificación legal.
3. La correspondencia con la junta directiva, si es necesario, acciones legales con respecto a la  gestión de las instalaciones, Propietarios, inquilinos que incurran en  violación de los Estatutos.
4. Asesorar a la Junta con respecto a los honorarios profesionales y consultivos, incluidos el asesoramiento jurídico, el seguro
corredores, tasadores, empresas de la encuesta, las empresas de contabilidad, auditores, contratistas.
5. Organizar tasaciones de seguros como sea necesario, Ayudar a la Junta con el manejo de cualquier reclamación de seguros.
6. Mantener todos los documentos de los condominios, planes y planos necesarios.
7. Proporcionar asesoramiento general y experiencia para ayudar a la Junta en la toma de decisiones.
8. Registrar cualquier cambio de domicilio o cambios de servicios en los miembros de la Junta con el Registro Nacional.
9. Mantener informada a la Junta de la nueva legislación propuesta para la propiedad o condominio.


Generalidades de las  propiedades. Servicios financieros
1. Recibir, depósito y dar cuenta de cuotas de condominio mensuales
El ingreso en un fideicomiso cuenta de la Corporación.
2. Desembolsar fondos en las instalaciones a  nombre de la Corporación de servicios o contratos de cualquier reparación que razonablemente pueda surgir para la propiedad común. Servicios y suministros solicitados directamente que la Junta requerirá, y la aprobación del Presidente antes del pago. El Administrador no aceptará ninguna responsabilidad por multas por pagos atrasados ​​
3. Preparar y distribuir un estado de cuenta mensual de ingresos y los gastos así como  una lista de propietarios que están en mora en cuotas de condominio o agua .
4. Mantener el libro mayor y demás documentación financiera para la auditoria.
5. Preparar para la aprobación del presupuesto operativo del año y la cuota de la agenda de la Junta antes del comienzo de el año fiscal de la Corporación.
6. Notificar a los propietarios sobre la revisión de cuotas de condominio o evaluaciones especiales de cualquier tipo.
7. Servicio de atrasos, avisar a los propietarios de los pago u cuotas atrasadas
8. Preparar una declaración anual de ingresos y los gastos del año fiscal como precedentes para hacer una comparación  con el presupuesto para el año próximo.
9. Administrar los fondos de la Corporación según las indicaciones de la Junta en forma de depósitos a plazo garantizado o como la Junta lo determine
10. Registro según las indicaciones de la Junta.
11. Proporcionar información y ayudar en todo lo posible a la junta elegida
 

Servicios de Gestión de la Propiedad
1. Asesorar a la Junta con respecto al mantenimiento de los bienes comunes,
reparaciones de emergencia según sea necesario, estado general de equipos, áreas verdes, recolección de basura, el servicio de limpieza.
2. Proporcionar asesoramiento con respecto a  trabajos importantes que  por contrato pueden ser requeridas.
3. Proporcionar un servicio día a día de las zonas comunes
a. Mantenimiento de la piscina incluido el suministro de productos químicos b. Regular los  servicios a la estación de bombeo y equipos, incluidos los filtros y luces, proporcionar el  costo de los materiales sólo cuando las reparaciones son realizadas otra empresa o sea si son realizadas por una 3 ª parte ,se deberán presentar los recibos correspondientes.
c. Jardín y paisajismo incluyendo la limpieza de los escombros y el corte del césped y el recorte de árboles cuándo sea requerido.
d. limpieza de las áreas comunes incluyendo calles, rancho y gimnasio.

 e. Vigilancia nocturna 6 p.m.-06 a.m. diaria
f. Las pequeñas reparaciones, incluyendo toda la iluminación en el costo de los materiales, proporcionar el  costo de los materiales sólo cuando las reparaciones son realizadas otra empresa o sea si son realizadas por una 3 ª parte ,se deberán presentar los recibos correspondientes

 

 

ENGLISH / SPANISH

Understanding the homeowners’ association concept

The homeowners’ association is the cornerstone of a planned residential community.

It brings continuity and order to the community, it preserves the architectural integrity and it maintains the common elements. Properly run, the association promotes the concept of “community”   and  protects  the  neighborhood’s      property  values. In many cases, it collectively makes available recreational and other facilities that might not otherwise be affordable or available to homeowners and residents on an individual basis.

 

Board of Directors

The association has responsibility for its common elements as well as the

management and operation of the association’s business affairs – all in accordance with standards established by the governing documents created when the community

was first developed. To the extent that an association (typically a non-profit corporation) has such authority and control, it is its board of directors that carries out

these duties and responsibilities.

Members of the board of directors of an association serve without compensation unless the bylaws of the association provide to the contrary. The board’s authority includes all of the powers and duties enumerated in general law, as long as these powers are  not inconsistent with the provisions of the documents governing the association.

Officers of the Association

President

The president of an association is vested with all the powers generally given to the

chief executive officer of a corporation. While specific by-law provisions may vary the president’s duties, it is generally presumed that he or she will preside at all meetings

of the board and the membership. The president will execute contracts, orders and

other documents in the name of the association as its agent. When signing documents, the president should indicate the capacity in which he or she is signing in order to avoid any personal liability since the president’s signature, under most circumstances, will bind the association under a doctrine of inherent powers.

The president also assumes general charge of the day-to-day administration of the association and has the authority to order specific actions in furtherance of the board’s policies. The president serves as spokesman for the board of directors in most matters relating to general association business. Like all officers of the association, the president has an affirmative duty to carry out the responsibilities of the office in the best interests of the association. Unless otherwise specified in governing documents, the president serves at the will of the board of directors and can be removed with or without cause at any time by a majority of the full board.

Secretary

The secretary of the association is responsible for keeping and maintaining a record

of all meetings of the board and the membership and is the custodian for most of the official records of the association. The position of secretary is not simply a clerical position. In many cases, the secretary will not actually keep the minutes of the meetings, but will be responsible for obtaining someone who will do so as a recorder or assistant secretary. As the custodian for the minutes and other official records of the association, the secretary is responsible for insuring access to those records by the members of the association and their authorized representatives.

Treasurer

The treasurer is the custodian of the funds, securities and financial records of the

association. When the association has a manager or management company that actually handles the funds on a daily basis, the treasurer’s duties will include overseeing the appropriate people to insure that the financial records and reports are properly kept and maintained. Unless the by-laws otherwise specify, the treasurer is responsible for coordinating the development of the proposed annual budget and for preparing and giving the annual financial report on the financial status of the association.

The treasurer does not have the authority to bind the association or the board of directors in dealings with third parties unless the board has provided express authority for the treasurer to do so. As with the association’s secretary, the treasurer does not have to perform the day-to-day record keeping functions of the association when this responsibility is transferred to a management company, but the treasurer will ultimately be responsible for insuring that the financial records of the association have been maintained properly in accordance with sound accounting practices.

The association acts through its officers and agents. The board of directors makes the policies for the association, but the officers and agents carry out these policies and administrative functions for the community. Some of the officers are clerical while others carry out substantive functions based on policies established by the board of directors. All of the officers have an affirmative obligation to act with utmost good

faith towards the association and cannot deal in the funds or the property of the association to their own self advantage.

Fiduciary Relationship and Responsibility

The members of the board of directors and each officer of the association have a fiduciary relationship with the members of the association. This fiduciary relationship imposes obligations of trust and confidence in favour of the corporation and its members. It requires the members of the board to act in good faith and in the best interests of the members of the association. It means that board members must exercise due care and diligence when acting for the community, and it requires them to act within the scope of their authority.

The fact that the association is a not-for-profit corporation, or that the members of the board are volunteers and unpaid, does not relieve them from the high standards of trust and responsibility that the fiduciary relationship requires. When a member accepts a position on the board of directors, he or she is presumed to have knowledge of the duties and responsibilities of a board member. Board members cannot be excused from improper action on the grounds of ignorance or inexperience and liability of board members for negligence and mismanagement exists in favor of the association and the property owners.

Each board member must recognize the fiduciary relationship and the responsibilities that the board has to the association and each of its members. The board’s duties must be performed with the care and responsibility that an ordinary prudent person would exercise under similar circumstances, and the ultimate responsibilities of these unique positions cannot be delegated to a manager, a management company or other third party.

A Recap of the Board Member’s Role:

Acting through the board as a whole, a board member should:

·     Enforce the documents
·     Establish sound fiscal policies and maintain accurate records

·     Develop a workable budget, keeping in mind the needs, requirements and expectations of the community.

·     Establish reserve funds

·     Act on budget items and determine assessment rates

·     Collect assessments

·     Establish, publicize, and enforce rules and penalties

·     Authorize legal action against owners who do not comply with the rules

·       Review local laws before passing rules or sending bylaws to membership for approval

·     Select an attorney, an auditor, insurance agent and other professionals for the association

·     Inform board members of all business items that require their vote
·     Inform members of important board decisions and transactions
·       See that the association is protected for the acts of all parties with fiscal responsibilities
·     Attend and participate at meetings

 

DUTIES OF THE MANAGER

Administrative Services

1. Attend monthly meetings of the Board of HOA.

2. Arrange and attend all Annual General Meetings, including complying with all legal notice requirements.

3. Correspondence with and, if required, legal action at the direction of and on behalf

of the Board of HOA, against owners or tenants in violation of the By-laws.

4. Advise the Board with respect to professional consultants and fees, including legal counsel, insurance

brokers, appraisers, survey companies, accounting firms, auditors, contractors.

5. Arrange insurance appraisals as required, obtain bids from various insurance brokers and keep the

Board informed of all insurance requirements. On direction from the Board, place

insurance with

broker. Assist the Board with the handling of any insurance claims.

6. Maintain all required condominium documents, plans and blueprints.

7. Provide general advice and expertise to assist the Board in decision-making.

8. Register any changes of address for service or change in the Board members with the National Registry.

9. Keep the Board informed of new or proposed legislation respecting the Property or condominium

properties generally. Financial Services

1. Receive, deposit and account for monthly condominium fees and miscellaneous

income in a trust

account of the Corporation, .

2. Disburse funds on behalf of the Corporation for service contracts and any repairs reasonably required

for the common property. Services and supplies ordered directly by the Board will

require the approval of the President prior to payment. The Manager will accept no liability for any late payment penalties incurred due to any delay in receipt or approval of invoices.

3. Prepare and distribute a monthly statement of receipts and disbursements and a list of owners who are

in arrears in condominium fees or other amounts owed to the Corporation.

4. Maintain the General Ledger and other supporting financial and audit documentation.

5. Prepare for the Board’s approval an operating budget and fee schedule prior to the commencement of

the Corporation’s fiscal year.

6. Notify individual owners of any revisions to condominium fees or of any special assessments.

7. Service notice of arrears to individual owners.

8. Prepare an annual statement of receipts and disbursements of the preceding fiscal year as compared

with the budget for that year.

9. Manage the Corporation’s funds as directed by the Board in the form of secured term deposits or such other investment as the Board may determine appropriate.

10. Register Caveats as directed by the Board.

11. Provide information and assist in any way possible the auditors chosen by the

Board.

Property Management Services

1. Provide advice to Board with respect to maintenance of common property,

emergency repairs as required, general status of equipment, landscaping, garbage removal, housekeeping.

2. Provide advice with respect to major contractual work which may be required.

3. Provide a day-to-day maintenance of common areas.

Day-to-day Maintenance of the common area to include but not limited to the following duties:
a.  Swimming pool maintenance including the supply of chemicals and regular
b.   Servicing of the pump house and equipment including filters and screens at cost of materials only when repairs are done by the manager’s staff and would have to invoice the corporation if the repairs are done by a 3rd party as per receipts provided.
c.   Garden and landscaping including cleaning up debris and grass cutting and trimming of trees as and when required.
d.  Common area cleaning including road, rancho and gym.
e.  Night guard 6 p.m. to 6 a.m. daily
f.   Small repairs including all lighting at cost of materials only when repairs are done by the manager’s staff and would have to invoice the corporation if the repairs are done by a 3rd party as per receipts provided.

 

ENGLISH / SPANISH

 

Para poder Comprender el concepto de  asociación de propietarios


La asociación de propietarios es la piedra angular de una urbanización planificada.
Trae la continuidad y el fin de la comunidad, que preserva la integridad de la arquitectura y mantiene los elementos comunes. Ejecutar correctamente, la Asociación promueve el concepto de "comunidad" y protege los valores de característica de la vecindad. En muchos casos, se hace Colectivamente instalaciones disponibles y recreativas De otra  forma no serían accesibles o estarían disponibles para los propietarios y residentes sobre una base individual.


Junta directiva
La asociación tiene la responsabilidad de  elementos comunes, así como la gestión y operación de los negocios de la organización - todo en las normas acordadas y establecidas por el documento por el cual se rige desde que fue creada la comunidad
Fue desarrollado por primera vez en la medida en que la asociación (Normalmente, una corporación sin fines de lucro) tiene tal autoridad y control, es consejo de administración quien tiene a cargo
Deberes y Responsabilidades

Los miembros de la junta directiva de una organización sirven de compensación salvo que los Estatutos de la Asociación disponga lo contrario. La autoridad de la junta incluye todas las facultades y obligaciones enumeradas en la ley general, siempre y cuando los poderes de tesis no son incompatibles con lo dispuesto en el documento que rige la asociación.

Los oficiales de la Asociación

Presidente
El presidente de una organización está investido de todos los poderes general que se le ha dado.
 Sin embargo algunos preceptos estatutarios puede variar las funciones del Presidente, se supone en general que él o ella presidirá todas las reuniones
de la junta y los miembros. El presidente ejecutará contratos, órdenes y
demás documentos a nombre de la organización como agente . Al firmar documentos, el presidente debe señalar la indicación de la capacidad en que él o ella está firmando con el fin de evitar cualquier responsabilidad personal desde la firma del presidente bajo circunstancias , va a obligar a la asociación con arreglo a la doctrina de los poderes inherentes.

El presidente en general asume la carga de la administración del día a día de la asociación y tiene la autoridad para ordenar medidas específicas en apoyo de las políticas de la junta. Las reservas del presidente como portavoz de la junta directiva en la que más importa en relación a la asociación de negocios en general. Al igual que todos los oficiales de la asociación, el presidente tiene el deber afirmativo de llevar a cabo las responsabilidades de la Oficina en los mejores intereses de la asociación. A menos que sea especificado en los documentos rectores.


Secretario


El secretario de la Asociación es responsable de mantener  un registro
de todas las reuniones de la junta y el número de miembros y es el custodio de la mayoría de los registros oficiales de la asociación. El cargo de secretario no es simplemente una posición de oficina. En muchos casos, la secretaria no mantendrá realidad las actas de las reuniones, el objetivo será ser responsable de la obtención de alguien que va a hacerlo como un registrador o secretario adjunto. Como custodio de las actas y demás registros oficiales de la asociación, el secretario es responsable de asegurar el acceso a esos registros por los miembros de la Asociación y sus representantes autorizados.

 

Tesorero
El tesorero es el custodio de los fondos, valores y registros financieros de la
la asociación. Si la  Asociación: tiene un administrador o empresa que se encarga de la gestión que es quien realmente maneja los fondos diario, los deberes del tesorero incluirán la supervisión  adecuada para asegurarse Que le registros e informes financieros están debidamente conservados y mantenidos. A menos que los estatutos se especifique lo contrario, el tesorero es responsable de coordinar el desarrollo del proyecto de presupuesto anual y de prepago y Dar al informe financiero anual sobre el estado financiero de la asociación.

El tesorero No-tiene la autoridad para obligar a la Asociación o el Consejo de Administración en las relaciones con terceros salvo que el Consejo haya proporcionado una autorización expresa para el tesorero de hacerlo. Cuando esta responsabilidad se transfiere a una empresa de gestión,  el tesorero será en última instancia responsable de asegurar Que le registros financieros de la Asociación hayan sido mantenido correctamente en acuerdo con las prácticas contables adecuadas.

La Asociación actúa a través de los oficiales y agentes . El Consejo de Administración formule las políticas de la asociación, los oficiales y agentes de propósito deben llevar a cabo políticas de tesis y funciones administrativas para la comunidad. Algunos de las funciones  son de oficina mientras que otros llevan a cabo funciones sustantivas sobre la base de las políticas establecidas por el Consejo de Administración. Todos los oficiales-tienen la obligación positiva de actuar con la máxima Buena
Críticas hacia la fe de la asociación, y no pueden hacer frente en los fondos o los bienes de la Asociación en beneficio  propio.

Relación fiduciaria y Responsabilidad
Los miembros del consejo de administración y todos los oficiales de la asociación tienen relación fiduciaria con los miembros de la asociación. Esta relación fiduciaria impone obligaciones de confianza y seguridad a favor de la Corporación y sus miembros. Exige a los miembros de la junta  actuar de buena fe y en el mejor interés de los miembros de la asociación. Esto significa que los miembros de la agrupación de la junta deben
ejercer el debido cuidado y diligencia en nombre de la Comunidad, y se requiere para actuar al alcance de su autoridad.

El hecho de que la Asociación es una corporación sin fines de lucro, y que los miembros de la junta son voluntarios y no remunerado, no exime  de los altos estándares de confianza y responsabilidad Que la relación fiduciaria requiere. Cuando un miembro acepta un puesto en el consejo de administración, él o ella  presume  tener conocimiento de los deberes y responsabilidades de un miembro del consejo .Los miembros de la junta no puede ser excusado de acciones indebidas por razones de ignorancia o inexperiencia y la responsabilidad de los miembros de mesa para la negligencia y la mala administración que existe en favor de la Asociación y los dueños de propiedades.

Cada miembro de la junta debe reconocer la relación fiduciaria y las responsabilidades del consejo que la junta Asociación y los miembros elijan . Las funciones de la junta deben llevarse a cabo con el cuidado y la responsabilidad de  una persona prudente ordinaria bajo circunstancias similares de ejercicio, así como las responsabilidades últimas de una tesis no se pueden delegar a un gestor de posiciones, una empresa de gestión o a un tercero

Un resumen de la funciones del miembro de la Junta:
Actuando a través de la junta en su conjunto, un miembro de la junta debe:


• Hacer cumplir el reglamento
• Establecer políticas fiscales sólidas y mantener registros precisos
• Desarrollar un presupuesto viable, teniendo en cuenta las necesidades, requisitos y expectativas de la comunidad
• Establecer fondos de reserva
• Actuar sobre las partidas presupuestarias y determinar los tipos de liquidación
• Escuchar las valoraciones y opiniones de los propietarios
• Establecer, publicar y hacer cumplir las normas y sanciones
• Autorizar la Acción Legal contra propietarios quienes no cumplan con las normas,
• Revisar las leyes locales antes de pasar a las normas o estatutos que se envíen  a los de miembros para su aprobación
• Seleccionar un abogado, un auditor, agente de seguros y profesionales para los temas legales de la Asociación
• Informar a los miembros de la junta de todos los artículos que  requieren para ser votadas o aprobadas
• Informar a los miembros de las decisiones más importantes y transacciones a ejecutar
• ver que le combinación está protegido por los actos de todas las partes con responsabilidades fiscales
• Asistir y participar en las reuniones
 

FUNCIONES DEL GERENTE
Servicios administrativos
1. Asistir a las reuniones mensuales de la Junta de la Asociación de Propietarios.
2. Organizar y espera que todas las juntas generales, incluido el cumplimiento de todos los requisitos de notificación legal.
3. La correspondencia con la junta directiva, si es necesario, acciones legales con respecto a la  gestión de las instalaciones, Propietarios, inquilinos que incurran en  violación de los Estatutos.
4. Asesorar a la Junta con respecto a los honorarios profesionales y consultivos, incluidos el asesoramiento jurídico, el seguro
corredores, tasadores, empresas de la encuesta, las empresas de contabilidad, auditores, contratistas.
5. Organizar tasaciones de seguros como sea necesario, Ayudar a la Junta con el manejo de cualquier reclamación de seguros.
6. Mantener todos los documentos de los condominios, planes y planos necesarios.
7. Proporcionar asesoramiento general y experiencia para ayudar a la Junta en la toma de decisiones.
8. Registrar cualquier cambio de domicilio o cambios de servicios en los miembros de la Junta con el Registro Nacional.
9. Mantener informada a la Junta de la nueva legislación propuesta para la propiedad o condominio.


Generalidades de las  propiedades. Servicios financieros
1. Recibir, depósito y dar cuenta de cuotas de condominio mensuales
El ingreso en un fideicomiso cuenta de la Corporación.
2. Desembolsar fondos en las instalaciones a  nombre de la Corporación de servicios o contratos de cualquier reparación que razonablemente pueda surgir para la propiedad común. Servicios y suministros solicitados directamente que la Junta requerirá, y la aprobación del Presidente antes del pago. El Administrador no aceptará ninguna responsabilidad por multas por pagos atrasados ​​
3. Preparar y distribuir un estado de cuenta mensual de ingresos y los gastos así como  una lista de propietarios que están en mora en cuotas de condominio o agua .
4. Mantener el libro mayor y demás documentación financiera para la auditoria.
5. Preparar para la aprobación del presupuesto operativo del año y la cuota de la agenda de la Junta antes del comienzo de el año fiscal de la Corporación.
6. Notificar a los propietarios sobre la revisión de cuotas de condominio o evaluaciones especiales de cualquier tipo.
7. Servicio de atrasos, avisar a los propietarios de los pago u cuotas atrasadas
8. Preparar una declaración anual de ingresos y los gastos del año fiscal como precedentes para hacer una comparación  con el presupuesto para el año próximo.
9. Administrar los fondos de la Corporación según las indicaciones de la Junta en forma de depósitos a plazo garantizado o como la Junta lo determine
10. Registro según las indicaciones de la Junta.
11. Proporcionar información y ayudar en todo lo posible a la junta elegida
 

Servicios de Gestión de la Propiedad
1. Asesorar a la Junta con respecto al mantenimiento de los bienes comunes,
reparaciones de emergencia según sea necesario, estado general de equipos, áreas verdes, recolección de basura, el servicio de limpieza.
2. Proporcionar asesoramiento con respecto a  trabajos importantes que  por contrato pueden ser requeridas.
3. Proporcionar un servicio día a día de las zonas comunes
a. Mantenimiento de la piscina incluido el suministro de productos químicos b. Regular los  servicios a la estación de bombeo y equipos, incluidos los filtros y luces, proporcionar el  costo de los materiales sólo cuando las reparaciones son realizadas otra empresa o sea si son realizadas por una 3 ª parte ,se deberán presentar los recibos correspondientes.
c. Jardín y paisajismo incluyendo la limpieza de los escombros y el corte del césped y el recorte de árboles cuándo sea requerido.
d. limpieza de las áreas comunes incluyendo calles, rancho y gimnasio.

 e. Vigilancia nocturna 6 p.m.-06 a.m. diaria
f. Las pequeñas reparaciones, incluyendo toda la iluminación en el costo de los materiales, proporcionar el  costo de los materiales sólo cuando las reparaciones son realizadas otra empresa o sea si son realizadas por una 3 ª parte ,se deberán presentar los recibos correspondientes

 

 

 
   
   

Posted Wednesday, March 15, 2017 9:47 PM by Serguei Galkine | 0 Comments

CODE OF CONDUCT - CÓDIGO DE CONDUCTA

English / Spanish

           CODE OF CONDUCT OF THE ASSOCIATION OF OWNERS OF SWEET DREAMS

All owners, tenants, guests, employees, contractors or any other person in the Sweet Dreams Condominiums are susceptible to this Code of Conduct. The code may be updated periodically based on changing conditions. 

1. Everyone should stick to the Costa Rican laws (including drug laws) while on the property. 

2. No one shall tamper with the common area garbage, cigarette butts shall be extinguished and disposed of and NOT thrown on the property. 

3. The green areas, parking and trails will not be used for storage, and will not be obstructed in any way. 

4. The waste will not be accumulated inside or outside units. 

5. Trash must be placed in plastic bags and placed in appropriate collection containers. 

6. Explosives, flammable, toxic or hazardous materials of any kind are not allowed in the units of any owner. 

7. Loud noises, lights and vibrations are forbidden. Owners and guests should be comfortable as noise is concerned. 

8. No owner shall allow very high noise levels or permit any activity that interferes with the rights and convenience of other residents. 

9. Everyone should follow the instructions of the security guards and staff at Tropical Felgate that are properly identified. 

10. Exercise equipment is not allowed on any balcony, porch area or patio. Balconies, patios, and porches must be clean and tidy. 

11. Motor vehicles will not be allowed in any common area except the parking lot, exceptions can be made for electric handicapped devices.

12. Fuel for vehicles cannot be stored in a unit, the patio or balcony. 

13. The long-term storage (more than seven days) of a bicycle must be within the owners unit or bike rack not on the balcony, patio or porch. 

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

15. Games are permitted in designated public areas as long as the game is not destructive to property or interfere with the privacy rights of others. No playing in the parking lot for any reason. 

16. Do not place signs, notes, or announcements on exterior surfaces in any common area. Please use community bulletin board located in the Rancho.

17. Do not move, remove or destroy any part of the common area; it is prohibited. 

18. No activity will be carried out within a Unit if it interferes with the privacy of other owners. 

19. A dog, a cat or a bird cage are allowed in the Unit . All dogs will be kept under surveillance and under the owner's control whenever they are outside the unit and are not allowed if they interfere with the comfort or convenience of other residents. There will be no pets in or around the pool area.

20. The pet waste must be collected and should be stored in a sealed plastic bag and placed in a trash can immediately. The litter box should be used for indoor cats. Renters must have written permission from the HOA officers to bring a pet to the property. 

21. No vehicle that has no visible number plate or registration may be kept in any common area or in the parking lot. 

22. Minor fixes and repairs will only be allowed for vehicles with an emergency as long as the area is cleaned after repair. 

23. Absolutely no rollerblading, skateboarding or motorized bikes in common areas. 

24. Wild animals like monkeys, iguanas, lizards, raccoons, skunks and snakes will not be fed or annoyed. The security guard or employee should be called if a wild animal becomes a danger to an individual or a group.

 

English / Spanish

 

CÓDIGO DE CONDUCTA DE LA ASOCIACIÓN DE PROPIETARIOS DE LOS SUEÑOS DULCES

Todos los propietarios, inquilinos, clientes, empleados, contratistas o cualquier otra persona en los sueños dulces de condominios son susceptibles a este Código de Conducta. El código puede ser actualizada periódicamente en base a las condiciones cambiantes.

1. Todo el mundo debe atenerse a las leyes de Costa Rica (incluyendo las leyes de drogas), mientras que en la propiedad.

2. Nadie puede manipular la basura área común, colillas de cigarrillos se extinguirán y desechados y sin torcer en la propiedad.

3. Las áreas verdes, estacionamiento y senderos no serán utilizados para el almacenamiento, y no se obstruyan de ningún modo.

4. Los residuos no se acumulará dentro o fuera de las unidades.

5. La basura debe colocarse en bolsas de plástico y se coloca en contenedores específicos.

6. Los explosivos, materiales inflamables, tóxicos o peligrosos de clase no están permitidos en las participaciones de un propietario.

7. Los ruidos fuertes, luces y vibraciones son prohibido. Los propietarios y huéspedes deben ser cómodos que respecta al ruido.

8. Ningún propietario deberá permitir niveles muy altos de ruido o permitir ninguna actividad que interfiera con los derechos y la conveniencia de otros residentes.

9. Todo el mundo debe seguir las instrucciones de los guardias de seguridad y personal de Tropical Felgate que se identifican correctamente.

10. Equipo de ejercicio no se permite en ningún balcón, zona de porche o patio. Balcones, patios, porches y deben estar limpias y ordenadas.

No se permitirán vehículos de motor 11. en cualquier área común excepto el estacionamiento, se pueden hacer excepciones para los dispositivos eléctricos con discapacidad.

12. El combustible para los vehículos que no se puede almacenar en una unidad, el patio o balcón.

13. El almacenamiento a largo plazo (más de siete días) de una bicicleta debe estar dentro de la unidad de los propietarios o portabicicletas no en el balcón, terraza o porche.

14. Los fuegos artificiales de cualquier tipo no están permitidos por cualquier motivo.

15. Juegos se permiten en ciertas áreas públicas, siempre que el juego no es destructivo a la propiedad o interfiera con los derechos de privacidad de los demás. No se permite jugar en el estacionamiento por cualquier motivo.

16. No coloque signos, notas o avisos en las superficies exteriores en cualquier área común. Por favor, use tablón de anuncios ubicado en el Rancho.

17. No mover, eliminar o destruir cualquier parte de la zona común; esta prohibido.

18. Ninguna actividad se llevará a cabo dentro de una unidad si interfiere con la privacidad de otros propietarios.

19. Un perro, un gato o una jaula de pájaros de compañía en la Unidad. Todos los perros se mantendrán bajo vigilancia y bajo el control del titular siempre que estén fuera de la unidad y no se permiten si interfieren con la comodidad o conveniencia de otros residentes. No habrá mascotas en o alrededor de la piscina.

20. La desechos de las mascotas deben ser recogidos y debe ser almacenado en una bolsa de plástico sellada y se colocó en un bote de basura inmediatamente. La caja de arena debe ser utilizado para los gatos de interior. Los inquilinos deben tener permiso por escrito de los oficiales de la Asociación de Propietarios de traer una mascota a la propiedad.

21. Ningún vehículo que no tiene una placa con el número de registro visible o puede mantenerse en cualquier área común o en el aparcamiento.

22. Correcciones menores y las reparaciones sólo se permitirá a los vehículos con una emergencia, siempre y cuando el área se limpia después de la reparación.

23. Absolutamente ninguna patinaje, skate o bicicletas motorizadas en las zonas comunes.

24. Los animales salvajes como monos, iguanas, lagartos, mapaches, mofetas y las serpientes no serán alimentados o molesto. El guardia de seguridad o empleado deben ser llamados si un animal salvaje se convierte en un peligro para un individuo o un grupo.

 

Posted Friday, February 26, 2016 6:57 PM by Serguei Galkine | 0 Comments

Pool Rules - Reglas de la Piscina, 2016
English /Spanish                                                    Pool Rules for Sweet Dreams

                                                NO LIFEGUARD ON DUTY AT ANY TIME

                                                            Pool Hours:

24/7, however, no Noise after 11pm

STRICTLY ENFORCED BY SECURITY

                   

Pool Rules

1. The noise in the pool must be kept at a normal minimum.

2. Children aged under 12 must be accompanied and must be supervised by an Adult.

3. Any person who cannot take care of themselves, who is intoxicated, has evidence of a communicable     disease or having open sores / wounds may not use the pool.

4. Do not run, jump, fight or make any contact play in the pool area.

5. Masks and goggles must be made of tempered glass or plastic lenses that will not break and fall into the pool.

6. No nudity or sexual activity allowed in the pool or common areas.

8. Pool users must wear appropriate bathing suit for swimming.

9. No glass or ceramic or food in the pool area. If you bring food please use the Rancho.

10. No animals of any kind are allowed in the pool or pool area.

12. People should use the designated showers before entering the pool. Persons using the showers should clean sand residue and suntan lotion from there body as not to foul the pool water.

13. The pool chairs should not be removed from the pool area. The hoarding of pool chairs is not allowed. You may not put your towel or personal items on a pool chair and claim it for the day. Please be courteous and share with others.

14. The pool should not be used during maintenance periods (chlorine or chemicals).

15. Personal items cannot be left unattended in the pool areas.

16. Smoking is not allowed in the common areas.

17. Children and babies must have the proper swimming attire in any of the pools.

18. Pool games are only allowed as long as it does not affect or disturb other guests.

                    

English / Spanish                                            

Pool Rules for Sweet Dreams

No hay salvavidas de guardia en CUALQUIER MOMENTO

Horario de la piscina:

24/7, sin embargo, ningún ruido después de las 11

ESTRICTAMENTE POR SEGURIDAD


reglas de la piscina

 

1. El ruido en la piscina debe mantenerse a un mínimo normal.

2. Los niños menores de 12 años deben estar acompañados y deben ser supervisados ​​por un adulto.

3. Cualquier persona que no puede cuidar de sí mismos, que está intoxicado, tiene evidencia de una enfermedad transmisible o que tiene abiertas llagas / heridas no pueden utilizar la piscina.

4. No correr, saltar, luchar o hacer cualquier juego de contacto en la zona de la piscina.

5. Las máscaras y gafas deben estar hechas de lentes de vidrio o de plástico templado que no se rompa y caiga en la piscina.

6. No se desnudez o actividad sexual permitidos en la piscina o zonas comunes.

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

9. Ninguna de vidrio o cerámica o alimentos en el área de la piscina. Si trae la comida por favor use el Rancho.

10. Ningún animal de cualquier tipo son permitidos en la zona de la piscina o en la piscina.

12. Las personas deben utilizar las duchas designadas antes de entrar en la piscina. Las personas que usan las duchas deben limpiar los residuos de arena y bronceador desde allí el cuerpo como para no ensuciar el agua de la piscina.

13. Las sillas de la piscina no deben ser retirados de la zona de la piscina. No se permite la acumulación de sillas de la piscina. El usuario no puede poner su toalla o artículos personales en una silla de la piscina y reclamarlo para el día. Por favor, sea cortés y compartir con los demás.

14. La piscina no debe utilizarse durante períodos de mantenimiento (cloro o productos químicos).

15. Los artículos personales no se pueden dejar sin vigilancia en las zonas de la piscina.

16. No está permitido fumar en las zonas comunes.

17. Los niños y bebés deben tener la ropa adecuada para nadar en cualquiera de las piscinas.

18. Juegos de la piscina sólo se les permite siempre que no afecta ni molestar a otros clientes.

Posted Friday, February 26, 2016 6:51 PM by Serguei Galkine | 0 Comments

Rules & Regulations - Normas y reglamentos, 2016

English / Spanish

SWEET DREAMS CONDOMINIUM ASSOCIATION

RULES AND REGULATIONS, 2016

A. COMPLAINTS, REQUESTS, & INQUIRIES

1. All requests, inquiries and complaints related to The Sweet Dreams Condominium, shall be made in writing to the Management Company Tropical Felgate or to the Board of Trustees at Sweet Dreams, Ocotal, Guanacaste, Costa Rica.

2. Names of the complainant will be held in strict confidence.

RESIDENTS HAVE THE RESPONSIBILITY TO ABIDE BY THE RULES AND TO REPORT VIOLATIONS TO THE BOARD. THE BOARD HAS THE AUTHORITY TO REQUIRE CORRECTIVE ACTION BY THE VIOLATOR OR BY LICENSED CONTRACTORS. CHARGES AND/OR FINES WILL BE ASSESSED AGAINST THE VIOLATOR.

B. GENERAL

1. Unit owners are responsible for tenants and guests to comply with the Association's Declaration, By-Laws and these Rules and Regulations. They must send lease documents for their tenants to Management Company.

2. Unit owners, residents or any of their agents, employees, licensees or visitors SHALL NOT at any time, bring into or keep in their units, any FLAMMABLE, COMBUSTIBLE or EXPLOSIVE fluids, materials, chemicals or substances, except for household use and in household quantities. In the case of a Gas Grill the cylinder must be stored outside in a shady area.

3. Kerosene heaters shall not be permitted for use within the Sweet Dreams Condominium.

4. Toilets and other drains in the buildings shall be used only for the purposes for which they were designed. Any damage to the common plumbing resulting from misuse of plumbing and/or drains in a unit, shall be repaired by the Association and paid for by the owner of the unit.

5. All association fees are due on the 1st of each month. If fees are not received in Management Office by the 15th of the month, a 5% late charge will be applied.  A 5% per month penalty fee will be charged on all past due association fee balances.

6. ABSOLUTELY no peddlers or solicitors of any kind are allowed in the Community. Report any solicitors to the management personnel immediately.

7. Power tools shall not be used between 6:00 p.m. and 8:00 a.m.

8. One For Sale or For Rent sign may be posted in the interior of a condo window by Owners of the unit.

  1. . Portable and/or permanent sports/recreational fixtures and/or facilities are prohibited within The Sweet Dreams Condominium. These include but are not limited to basketball backboards, street hockey nets, volleyball nets, etc. Organized sports/recreational activities (including but not limited to pick-up football, basketball or baseball/softball games) are likewise prohibited within the Sweet Dreams Condominium.
  2. . No more than 5 occupants per unit are allowed to stay overnight; and more than 5 occupants per unit staying overnight will result in a $100.00 fine for each occupant over 5 applied directly to the Owner’s association fees.

 

C. BUILDING ACCESS, PARKING AND DRIVEWAYS

Parking areas and spaces are designed to provide both convenience and aesthetics for residents. As in most situations of possible contention, the use of common sense and consideration for your neighbours can enhance community rapport and avoid resentment.

1. Walkways, entrances surrounding the building shall not be obstructed.

2. Parking is allowed in the interior parking lot for OWNERS only, while all RENTER parking shall be outside the main parking area. Parking is limited to the parking of one vehicle each per Condo owner. Parking in any designated "No Parking" area is prohibited. Any vehicle found parked in a designated "No Parking" area will be tagged. The first occurrence will constitute a warning. Any vehicle tagged twice will be towed. All towing charges will be charged to the unit owner.

  1. .Parking of commercial vehicles, defined as a vehicle with commercial license plates and/or with any lettering on its body, is strictly prohibited.
  2. .Parking of boats, campers, and trailers is not permitted.

5. All vehicles must have current license plates, a current registration card, and a valid inspection sticker to be legally parked on the premises.
No person shall park or leave unattended a vehicle on private property without the consent of the owner or other person in control or possession of the property or for a period in excess of that for which consent was given, except in the case of emergency or disablement of the vehicle in which case the owner or operator thereof shall arrange for the expeditious removal of the vehicle.

The owner or other person in control or possession of the property on which a vehicle is parked or left unattended in violation of this section may remove or hire another person to remove and store the vehicle. It shall be the obligation of the owner of the vehicle to pay the reasonable costs for the removal and for any storage which may result from such removal before he shall be entitled to recover the possession of the vehicle.

Motor Bikes.

6. Motorcycles must park in the designated area. Motorcycles, motor bikes, mini bikes, mopeds or any other terrain vehicles, shall not be parked or stored on patios.

None of these shall be driven anywhere on The Sweet Dreams Condominium Property. Neither shall these vehicles be ridden anywhere on the grassy areas.

7. There shall be no repair or maintenance of any vehicles anywhere on the common grounds with the exception of head lamps, flat tires, jump starting, and fluid replenishing.

Vehicles per Condo Unit

8. The number of vehicles authorized to be parked on a daily basis on the common property per unit shall be equal to a maximum of one (1) vehicle per unit. Owner parking shall have priority in the inside lot and renter and guest parking on the street side.

D. PATIO-BALCONY USE

Patios and balconies are limited common areas intended for the use and enjoyment of residents. They allow each resident to enjoy the outdoors in close proximity to home. However, they are visible to your neighbours and potential owners.

1. Patios and balconies shall not be used for storage of trash cans, toys, bicycles, spare tires, boxes, etc. Patio furniture must be restricted to the patio or deck, and shall not be placed on the grass. Non Lounge chairs may be used on the balcony's provided they do not obstruct balcony traffic.

2. Clothes, bedding, laundry or the like shall not be hung, aired or dried from windows or on patios and balconies. Towels and bathing suits are the exception.

E. TRASH DISPOSAL

To maintain our common areas in a pleasing and sanitary condition, and to avoid extra trash removal expense which could result in higher monthly fees, it is important that all residents properly dispose of waste material in the dumpsters provided.

1. Trash shall be in tied plastic bags.

2. Trash bags shall be placed inside the bins.

3. Trash shall not be burned anywhere on the common grounds.

4. Receptacles such as metal or plastic trashcans, or bags, shall NOT be permitted to stand along the outside wall of any building.

F. APPEARANCE/ALTERATION OF BUILDINGS AND GROUNDS

It is important to safeguard the structural integrity of the buildings for our safety and security. To provide aesthetic appeal of the condominium buildings, which will help to protect and enhance their value and our investment, it is essential that their visual appearance be pleasant, standard and consistent with the architectural design. Please keep this in mind when choosing decorative items which will be visible from the outside of the building.

1. Neither the exterior of the buildings nor any of the grounds shall be altered in any way without written approval from the Board.

2. All windows and patio/balcony doors in units shall have proper window coverings (blinds, drapes, shades or curtains) within 30 days of settlement. Exceptions to the timing requirement may be made in the case of a delay in delivery, or custom drape orders requiring a longer manufacturing period. Exceptions are valid only by approval in writing from the Board of Trustees granted upon presentation of proof of order/delay from the resident's vendor.

3. Christmas holiday decorations, and other exterior displays shall be put up no earlier than December 1st and taken down no later than January 15th.

4. Any plastic used to cover windows and patio/balcony doors for energy conservation shall be affixed inside the unit, not on the outside, and must be invisible from the outside.

5. All landscaping plans other than the Board's blanket approval of planting flowers and mulching must be approved in writing by the Board.

6. No window air conditioners are permitted.

7. Entrance ways, patios and balconies shall be kept clean.

Satellite Dish Receivers.

8. Over-the-Air-Reception-Devices (OTARDS), such as satellite dishes may not be installed on a unit owner's deck or patio or roof. Mounting on the backside of the owners unit is permitted.

9. No structural alteration to the interior of any unit may be made without the advance written approval of the Board of Trustees. Such alterations include, but shall not be limited to, the moving of walls and installation of new flooring.

G.  PETS

For those of you fortunate enough to have a pet as a companion please have some consideration for your neighbours. Dogs and cats just put outside and allowed to roam freely do not endear one's fellow residents. It's not very much fun to have to clean one's shoes after walking in the wrong place, or to experience temporary heart failure behind the wheel of a car when a small animal suddenly appears directly in front of one's bumper. Please help your pet to be a welcome member of the community.

1. Dogs, cats, caged birds and tropical fish may be kept as domestic pets, provided they are not kept for commercial purposes or for breeding. A maximum of two domestic pets is allowed per unit. Any other animals, such as livestock or poultry of any kind, regardless of number, shall not be maintained, kept, bred, boarded and/or raised within any unit or on any common grounds.

2. Pets shall not roam freely on the grounds, but must be carried or leashed and accompanied by their owners, or a designated responsible person within the Condominium common areas. No pet shall be allowed in or around the pool area.

3. Pets are not permitted to soil on the common areas maintained by the landscaper. Pet owners are responsible for the immediate removal and disposal of any deposits from pets on any of the common areas.

4. Pets shall not at any time be left unattended nor be tied or chained in front of, or on the patio, balcony, behind a unit, or anywhere else on the common grounds.

5. Pets shall be registered and inoculated as required by law.

6. Pet owners are responsible for preventing any disturbing noises by their pets or any other interference with the rights, comforts and conveniences of other residents.

H. RULES AND REGULATIONS ENFORCEMENT PROCEDURE

1. Any violation of a Rule or Regulation should be brought to the attention of the Condominium Property Manager. This may be by telephone and confirmed in writing, by any resident.

2. A letter will be written to the violating resident (and the unit owner, if a tenant resides in the unit) directing that the violation cease. A resident (or investor/owner) who receives a certified letter, but does not agree that a violation exists, must call the Property Manager within 3 days to discuss the situation. A lack of response will be assumed to be an admission of the violation.

3. Violations which have not been corrected will be reviewed immediately by the Board of Trustees for further action.

4. If the violation does not cease, a $25.00 fine will be imposed on the unit owner (a $100 fine will be imposed on violation of the maximum occupancy rule). The fine will be doubled each month until the violation ceases.

5. A unit owner in violation of the Rules is responsible not only for payment of a fine, but also for returning the property to its original status. Violations not promptly corrected will be corrected by the Association and the cost will be billed to the unit owner.

6. Fines will be added to your monthly association fees and non-payment will result in a lien against the unit.

7. A unit owner may appear at any regular Board of Trustees Meeting or arranged Media Session to discuss either a violation or fine. Management must be notified by owner 3 days prior to meeting.

8. In the event that an unauthorized vehicle parked at Sweet Dreams Condominium is not removed after reasonable efforts to contact the owner have been made, then The Board of Trustees is empowered to have the vehicle towed.

 

English / Spanish

 

SWEET DREAMS Condominium Association

Normas y reglamentos, 2016

A. Quejas, Peticiones, Y CONSULTAS

1. Todas las solicitudes, consultas y quejas relacionadas con los sueños dulces El condominio, se harán por escrito a la Dirección de la Sociedad Tropical Felgate oa la Junta de Síndicos en los sueños dulces, Ocotal, Guanacaste, Costa Rica.

2. Nombres de la demandante se llevará a cabo de manera estrictamente confidencial.

Los residentes tienen la responsabilidad de cumplir con las reglas y INFORMAR VIOLACIÓnes a la junta. La Junta tiene la autoridad para requerir acción correctiva por parte del infractor o por contratistas con licencia. Cargos y / o multas serán evaluados con el violador.

B. GENERAL

1. Los propietarios de las unidades son responsables de los inquilinos e invitados para dar cumplimiento a la Declaración de la Asociación, los Estatutos y este Reglamento. Deben enviar documentos de arrendamiento por sus inquilinos con la gestión empresarial.

2. Los propietarios de las unidades, residentes o cualquiera de sus agentes, empleados, concesionarios o visitantes no podrá, en cualquier momento, o traer a tener en sus unidades, los líquidos inflamables, combustibles o explosivos, materiales, sustancias o productos químicos, excepto para uso doméstico y en cantidades de uso doméstico. En el caso de una parrilla de gas del cilindro se debe almacenar fuera en una zona de sombra.

No se permitirán 3. Los calentadores de queroseno para uso dentro del Sweet Dreams Apartamentos.

4. Los inodoros y otros desagües de los edificios serán utilizados únicamente para los fines para los que fueron diseñados. Cualquier daño a la tubería común resultantes del uso indebido de fontanería y / o drenajes en una unidad, deberá ser reparado por la Asociación y pagado por el propietario de la unidad.

5. Todos los gastos de la asociación se vencen el día 1 de cada mes. Si las cuotas no se reciben en la Oficina de Gestión para el día 15 del mes, se aplicará un cargo por retraso del 5%. Una penalización del 5% por mes se cargará en todos los últimos saldos cuota de la asociación de vencimiento.

6. absolutamente ninguna vendedores ambulantes o los abogados de cualquier tipo son permitidos en la Comunidad. Reporte cualquier procuradores al personal de gestión inmediatamente.

7. Las herramientas eléctricas no se utilizarán 18:00-8:00 a.m.

8. Uno para la venta o alquiler signo tal vez se presenten en el interior de una ventana de condominio por los propietarios de la unidad.

9. deportes portátiles y / o permanentes / accesorios y / o instalaciones recreativas están prohibidas en el Sweet Dreams Apartamentos. Estos incluyen, pero no se limitan a tableros de baloncesto, hockey de la calle redes, redes de voleibol, etc. deportes organizados / actividades recreativas (incluyendo pero no limitado a recoger el fútbol, ​​el baloncesto o el béisbol / juegos de softball) tampoco podrán dentro del Sweet Dreams Apartamentos .

10. No más de 5 ocupantes por unidad se les permite permanecer durante la noche; y más de 5 ocupantes por unidad de pasar la noche dará lugar a una multa de $ 100.00 por cada ocupante durante 5 aplicado directamente a gastos de la asociación del propietario.

 

C. edificio de acceso, estacionamiento y entradas de vehículos

Las áreas de estacionamiento y los espacios están diseñados para proporcionar comodidad y la estética de los residentes. Al igual que en la mayoría de las situaciones de posible contención, el uso del sentido común y la consideración de sus vecinos puede mejorar la relación de la comunidad y evitar el resentimiento.

1. Pasarelas, no estará obstruido entradas que rodean el edificio.

2. El aparcamiento está permitido en el estacionamiento interior para sólo los propietarios, mientras que el resto del estacionamiento ARRENDATARIO deberá quedar fuera de la zona de estacionamiento principal. El estacionamiento es limitado para el estacionamiento de un vehículo por cada uno por propietario del condominio. está prohibido estacionar en cualquier área designada "No Parking". Cualquier vehículo estacionado se encuentra en un área designada "No Parking" serán marcados. La primera ocurrencia constituirá una advertencia. Cualquier vehículo dos veces etiquetados será remolcado. Todos los cargos de remolque serán a cargo del propietario de la unidad.

3 .Parking de vehículos industriales, que se define como un vehículo con placas comerciales y / o con cualquier letras en su cuerpo, está estrictamente prohibido.

No está permitido 4 .Parking de barcos, caravanas, remolques.

5. Todos los vehículos deben tener placas de circulación de corriente, una tarjeta de registro actual, y una etiqueta de inspección válida para ser aparcado en el recinto.

Ninguna persona podrá estacionar o dejar desatendido un vehículo en propiedad privada sin el consentimiento del propietario u otra persona en el control o la posesión de la propiedad o por un período superior a aquella para la que se otorgó el consentimiento, excepto en el caso de emergencia o invalidez del vehículo en el que caso de que el propietario u operador de los mismos se encargarán de que la eliminación rápida del vehículo.

El propietario u otra persona en el control o la posesión de la propiedad en la que se encuentra estacionado o quedar descuidado en violación de esta sección puede quitar o contratar a otra persona para extraer y almacenar el vehículo de un vehículo. Será obligación del propietario del vehículo para pagar los costos razonables para la extracción y para cualquier sistema de almacenamiento que puede ser el resultado de dicha retirada antes de que él tendrá derecho a recuperar la posesión del vehículo.

 

Motos.

6. Las motocicletas deben estacionarse en el área designada. Motocicletas, motos, mini motos, ciclomotores o cualquier otro vehículo del terreno, no podrán ser estacionados o almacenados en los patios.

Ninguna de ellas deberá ser conducido en cualquier lugar de los sueños dulces El Condominio. Tampoco podrán ser montados estos vehículos en cualquier parte de las áreas verdes.

7. No habrá reparación o mantenimiento de los vehículos en cualquier lugar en los terrenos comunes con la excepción de los faros delanteros, los neumáticos planos, salto de partida, y la reposición de líquidos.

Vehículos por unidad de condominio

8. El número de vehículos autorizados para ser estacionado en una base diaria en la propiedad común por unidad será igual a un máximo de un (1) vehículo por unidad. aparcamiento dueño tendrá prioridad en el lote de estacionamiento dentro y arrendatario y los invitados en el lado de la calle.

D. PATIO-TERRAZA USO

Patios y balcones son áreas comunes limitados destinados al uso y disfrute de los vecinos. Permiten que cada residente para disfrutar de actividades al aire libre en las proximidades de su casa. Sin embargo, son visibles para sus vecinos y propietarios potenciales.

1. Los patios y balcones no se utilizarán para el almacenamiento de contenedores de basura, juguetes, bicicletas, neumáticos de repuesto, cajas, etc. Los muebles del patio debe estar restringido al patio o terraza, y no se deben colocar sobre el césped. Sillas de salón no pueden ser utilizados en el tráfico balcón, siempre que no obstruyan del balcón.

2. La ropa, ropa de cama, ropa o similares no deberán colgarse, ventilados o secas de las ventanas o en los patios y balcones. Las toallas y trajes de baño son la excepción.

E. disposición de la basura

Para mantener las áreas comunes en condiciones agradables y sanitaria, y para evitar gastos extra de recolección de basura que podría resultar en cuotas mensuales más altas, es importante que todos los residentes disponer adecuadamente de los residuos en los contenedores previstos.

1. La basura será en bolsas de plástico atadas.

2. Bolsas de basura se colocan dentro de los contenedores.

3. La basura no será quemado en cualquier lugar en los terrenos comunes.

No se permitirán 4. Los recipientes tales como botes de basura de metal o plástico, o bolsas, de pie a lo largo de la pared exterior de un edificio.

F. APARIENCIA / MODIFICACIÓN DE edificios y terrenos

Es importante salvaguardar la integridad estructural de los edificios para nuestra seguridad y la seguridad. Para proporcionar un atractivo estético de los edificios de condominios, lo que ayudará a proteger y mejorar su valor y nuestra inversión, es esencial que su aspecto visual sea agradable, estándar y consistente con el diseño arquitectónico. Por favor, tenga esto en cuenta al elegir los elementos decorativos que será visible desde el exterior del edificio.

1. Ni el exterior de los edificios, ni ninguno de los motivos podrá ser alterado en cualquier forma sin el consentimiento por escrito de la Junta.

2. Todas las ventanas y puertas de patio / balcón en unidades tendrán cubiertas de la ventana apropiados (persianas, cortinas, persianas o cortinas) dentro de los 30 días de la colonización. Excepciones al requisito de tiempo puede hacerse en el caso de un retraso en la entrega, o las órdenes de drapeado personalizado que requiere un período más largo de fabricación. Las excepciones son válidas solamente por la aprobación por escrito de la Junta de Síndicos concedidas tras la presentación de la prueba de orden / retardo del proveedor del residente.

3. decoraciones festivas de Navidad, y otras pantallas exteriores se pondrán no antes del 1 de diciembre y bajados a más tardar el 15 de enero.

4. Cualquier plástico que se utiliza para cubrir las ventanas y puertas de patio / balcón para la conservación de la energía se colocará dentro de la unidad, no en el exterior, y debe ser invisible desde el exterior.

5. Todos los planes de paisajismo distintos de la aprobación general del Consejo de la plantación de flores y acolchado deben ser aprobados por escrito por la Junta.

Se permiten 6. No hay aire acondicionado de ventana.

7. vías de entrada, patios y balcones deberán mantenerse limpios.

Receptores antena parabólica.

8. Over-the-Air-Recepción-Devices (OTARDS), tales como antenas parabólicas no esté instalado en la cubierta de un propietario de la unidad o en el patio o en el techo. Se permite el montaje en la parte trasera de la unidad de los propietarios.

9. Ninguna alteración estructural al interior de cualquier unidad puede hacerse sin la previa aprobación por escrito de la Junta de Síndicos. Tales alteraciones incluyen, pero no se limitan a, el movimiento de las paredes y la instalación de pisos nuevos.

G. ANIMALES

Para aquellos de ustedes la suerte de tener una mascota como compañero por favor tenga un poco de consideración para sus vecinos. Los perros y los gatos sólo hay que poner fuera y les permite vagar libremente no hacerse querer uno de los otros residentes. No es muy divertido tener que limpiar los zapatos de uno después de caminar en el lugar equivocado, o experimentar insuficiencia cardíaca temporal al volante de un coche cuando un pequeño animal de repente aparece directamente en frente de uno de parachoques. Por favor, ayudar a su mascota a ser un miembro de acogida de la comunidad.

1. Los perros, gatos, pájaros de salón, peces tropicales pueden ser mantenidos como mascotas domésticas, siempre que no se mantienen con fines comerciales o para la cría. Un máximo de dos animales domésticos está permitida por unidad. Cualesquiera otros animales, tales como ganado o aves de cualquier tipo, independientemente del número, no se mantendrán, mantenidos, criados, abordaron y / o criados dentro de cualquier unidad o por cualquier motivo comunes.

2. Los suplementos no se vagar libremente en los jardines, sino que debe ser transportado o con correa y acompañado por sus propietarios, o una persona responsable designada dentro de las áreas comunes del Condominio. Animales no se permitirá en o alrededor de la zona de la piscina.

3. No se permiten mascotas de suelo en las áreas comunes mantenidas por el paisajista. Los dueños de mascotas son responsables de la eliminación inmediata y la eliminación de los depósitos de las mascotas en cualquiera de las áreas comunes.

4. Se admiten no podrá, en cualquier momento pueden dejar sin supervisión ni ser amarrados dentro o delante de, o en el patio, balcón, detrás de una unidad, o en cualquier otro lugar en los terrenos comunes.

5. Se admiten quedará registrada y se inocularon como requiere la ley.

6. Los dueños de mascotas son responsables de prevenir cualquier ruidos molestos por sus mascotas o cualquier otra interferencia con los derechos, las comodidades y el confort de los otros residentes.

H. reglas y regulaciones procedimiento de ejecución

1. Cualquier violación de una regla o regulación debe señalarse a la atención del Administrador de Condominio. Esto puede ser por teléfono y confirmado por escrito, por cualquier residente.

2. Una carta será escrito al residente viola (y el propietario de la unidad, si un inquilino reside en la unidad) la dirección que el alto violación. Un residente (o inversor / propietario) que recibe una carta certificada, pero no está de acuerdo que existe una violación, debe llamar a la gerente de la propiedad dentro de los 3 días para discutir la situación. La falta de respuesta se supone que es un reconocimiento de la violación.

3. Violaciónes que no han sido corregidas serán revisados ​​de inmediato por el Consejo de Administración para la acción futura.

4. Si la violación no cesa, una multa de $ 25.00 se impondrá a la titular de la unidad ($ 100 de multa se impondrá sobre la violación de la regla de máxima ocupación). La multa se duplicará cada mes hasta que la violación cesa.

5. El dueño de una unidad en violación de las reglas es responsable no sólo para el pago de una multa, sino también para la restitución de los bienes a su estado original. Violaciónes no corregidas con prontitud serán corregidos por la Asociación y el coste serán facturados al propietario de la unidad.

6. Las multas serán añadidos a sus cuotas mensuales de asociación y la falta de pago dará lugar a un derecho de retención en contra de la unidad.

7. Un propietario de la unidad puede aparecer en cualquier regular de la Junta de Síndicos reunión o sesión de medio dispuesta a discutir ya sea una violación o una multa. La dirección debe ser notificada por el propietario 3 días antes de la reunión.

8. En el caso de que un vehículo no autorizado estacionado en Sweet Dreams condominio no se quita después de haber hecho esfuerzos razonables para contactar con el propietario, entonces El Consejo de Administración está facultado para remolcar el vehículo.

Posted Friday, February 26, 2016 6:42 PM by Serguei Galkine | 0 Comments

Rules and Regulations purposed by homeowners for Sweet Dreams studios
Spanish / English 
After meeting with the homeowners that were here during Christmas and New Years, we came around and asked those in residence to come up with a list of suggestions for some basic rules for the complex.

Here is that list and it was pretty consistent between all owners.  Very few changes were suggested.

Welcome to our community, Sweet Dreams.
While visiting our community, please respect our rules during your visit.

1-No glass or ceramic glasses/containers near or around the pool and rancho area.  Please use plastic instead.
2-No loud music or excessive noise after 10 and please use respectful noise levels during the day.
3-No children under the age of 14 are allowed in the pool without adult supervision.
4-No smoking in or around the pool.
5-All persons using the pool must shower prior to entering the pool and are encouraged to use the restroom located at the rear of the rancho when necessary.
6-No diving in the pool or running around the pool.
7-When using the pool, please do not block or restrict stairway access to prevent others from using the pool.
8-All cigarettes butts and trash should be placed in garbage cans. Please, if you brought the item with you, please take it away once you are finished.
9-Please keep all pets on a leash and pick up the waste after them.  
10- Please respect your fellow neighbors and observe our rules so that we may all enjoy our community together.

Thank you for your cooperation and we look forward to your visit in the future.

Pura Vida


We ask that temporary vacation renters must be in residency for at least 2 weeks to gain access to the laundry facilities.  No blankets or excessive amounts of laundry should be washed.
Also, we encourage people who have bikes to either use the bike rack provided or place the bikes in their units.  Do not chain them to the handrails because they present hazards to other residents trying to gain access to their units and present obvious visual issues.
We encourage people to be water wise seeing how we are limited water supply.  Please do not wash cars in the parking lots nor use the water excessively without being aware that their waste is another daily supply.
Obviously we would love to limit the occupancy of the units to 4 individuals total.  But, for now, unless we can enforce it, I am not sure that we can do anything.
We are also suggesting that visitor parking and short term rentals should park in the spots located on the street and reserve parking in the interior lot for residents and long term renters.  
Last-
Construction should be conducted during the hours of Monday thru Saturday, 8 am to 5 pm with no work allowed on Sundays or daily after 5pm.

These are what we feel should be in place for now so that we can begin to take charge of our community and guide it to a future we are all proud of and respect.

Any and all assistance you provide is welcome and accepted gladly.  You being the manager will allow us to ensure we all get to the same place with Costa Rica laws being observed.

I look forward to hearing back and getting some feedback.

Kindest regards-
Michael Hebert
Sweet Dreams #17

Spanish / English 
Tras reunirse con los propietarios que estaban aquí durante Navidad y año nuevo, nos vino alrededor y los de residencia a subir con una lista de sugerencias para algunas reglas básicas para el complejo pidió a.

Aquí está la lista y era bastante consistente entre todos los propietarios. Muy pocos cambios fueron sugeridos.

Bienvenidos a nuestra comunidad, Sweet Dreams.
Durante su visita a nuestra comunidad, por favor respeten nuestras normas durante su visita.

1-No vidrio o cerámicas gafas/contenedores cerca o alrededor de la zona de piscina y rancho. Por favor, use plástico en su lugar.
2-No música o ruido excesivo después de las 10 y por favor, utilice los niveles de ruido respetuosa durante el día.
3-No niños menores de 14 años están permitidos en la piscina sin supervisión de un adulto.
4-No fumar en o alrededor de la piscina.
Cinco personas que utilicen la piscina deben ducha antes de entrar a la piscina y se les animadas a usar el baño situado en la parte posterior del rancho cuando sea necesario.
6-No buceo en la piscina o correr alrededor de la piscina.
7-cuando uso de la piscina, por favor no bloquear o restringir el acceso de la escalera para evitar que otros de uso de la piscina.
Basura y colillas de cigarrillos 8-all deben colocarse en botes de basura. Por favor, si trajo el tema con usted, por favor llevalo inmediatamente una vez que haya terminado.
9-por favor mantenga todas las mascotas con correa y recoger los residuos después de ellos.
10 - por favor, respetar a sus compañeros vecinos y observar nuestras reglas para que todos podamos disfrutar nuestra comunidad juntos.

Gracias por su cooperación y esperamos su visita en el futuro.

Pura Vida


Pedimos vacaciones temporales inquilinos deben estar en la residencia durante al menos 2 semanas acceder a las instalaciones de lavandería. Deben lavar mantas ni cantidades excesivas de lavandería.
Asimismo, alentamos a quienes tienen bicicletas para usar el portabicicletas proporcionado o coloque las bicicletas en sus unidades. No encadenarlos a los pasamanos porque presentan riesgos para otros residentes tratando de acceder a sus unidades y presentes problemas visuales obvios.
Animamos a gente a ser sabio ver cómo somos suministro limitado de agua de agua. No lavar vehículos en los estacionamientos o utilizar el agua excesivamente sin ser consciente de que sus residuos es fuente diaria entre otras.
Obviamente queremos limitar la ocupación de las unidades en totales 4 personas. Pero, por ahora, a menos que nosotros las podamos imponer, no estoy seguro que podemos hacer algo.
También sugerimos que visitante Alquiler aparcamiento y corta debe estacionarse en los lugares ubicados en la calle y reserva de aparcamiento en el aparcamiento interior para residentes y arrendatarios a largo plazo.
Última-
Construcción deberá realizarse durante las horas del lunes al sábado, 8:00 a 17:00 sin trabajo permitida los domingos o días después de 17:00.

Estos son lo que creemos que debería ser en lugar por ahora para que podamos empezar a hacerse cargo de nuestra comunidad y guiarlo hacia un futuro estamos orgullosos y respeto.

Toda ayuda que proporcione es Bienvenido y aceptado con mucho gusto. Siendo el gerente nos permitirá garantizar que todos llegamos al mismo lugar con las leyes de Costa Rica siendo observadas.

Miro adelante a oír atrás y conseguir algunos votos.

Cuanto más amable-
Michael Hebert
Dulces sueños #17

Posted Monday, January 12, 2015 6:44 PM by Serguei Galkine | 0 Comments

Christmas and New Year Holidays in Sweet Dreams studios!

Good day everyone!
After the Christmas holiday, Sweet Dreams condos are back to semi-normal.  We have spent the christmas holidays here and I know that from personal experience some issue arise and get out of hand.
We, the owners of the condos that were here, and those who are not here but still care about our homes/investments, would like to purpose a few general "regulations/rules" going forward about using the condos.
We, the people who live here for more than a few days at a time, would like to make a list of rules that will be posted in ENGLISH and SPANISH in the rancho as well as near the entrance to Sweet Dreams asking those who use our community to ultimately follow these rules and respect others who are using the community.
Once these rules are circulated and owners are advised of what the purposed rules will be, if the owners have suggestions to the set of suggested rules, please submit them so that we can work together to form the ULTIMATE rules together.
Not everyone will be happy - Granted.
The parking situation continues to be an issue.  It has been suggested that guest parking / vacation renters simply park in the spots nearest the street and leave the interior courtyard parking to those who own the units.  Guest parking is AMPLE and this should be a simple fix.  Should be.
Laundry machines - those who own their units or utilize their units for more than a week at a time and not temporary vacation rentals, laundry  facilities are open to use and should be available to those with a key only.  If we let all those who use our community on a temporary basis use our machines, guess what, they will continue to fade and not work in the short future.  It is our responsibility, as suggested by other owners, to self regulate others who should not be using the laundry to prohibit them from doing so.  This is common courtesy not rebel law.
I know that we have made fixes to the facilities to try to fix problems in the past, but these fixes were soon removed so therefore more permanent solutions will have to be installed.
If we as owners see that someone is using the facilities in excess, we should have a right and an obligation to say something and it mean something.  Ultimately we the homeowners who are paying for the machines are the ones suffering, not the individuals who are renting on a short term basis.
If the guard or other individuals are granting access to the laundry room to people who dont have a key, this should be corrected immediately.  If you dont have a key, this should be indication enough to say you dont have the right to use this part of the facilities.
Occupancy of units -
During certain parts of the year, our complex is utilized heavily.  Until we form a governing body that can enforce certain rules and have some people stand behind them, we can not do anything yet. 
As respectable owners, we should try to encourage others that these units are designed for up to only 4 people.  I understand that some feel that is too little, but truly a studio is too small for 6-9 people (adults, children, or combination there of).  Once rules are set in place, we can try to enforce them yet understand that rules are only good for those who care to follow them.  They ultimately become guidelines.
Glass and ceramics near the pool - 
During construction, our community spent approximately $1000 US Dollars to fill our pools with monies that were paid from owners who cared about our complex.  With anyone using the current pools, we simply ask to place all food and beverages in plastic containers out of respect and for a "just in case".  If you break a glass or ceramic item and it gets into the pools, we have to drain the pools and clear them out of said item and that cost a lot of money to refill the pools with water which we dont have.
Music-
Everyone likes to have a good time and we encourage that.  We also understand that we live in a community that others occupy and vacation in.  If you are enjoying your music, please know that after 10 pm, please turn it off.  If you are not able to hear the music outside of your immediate surroundings inside your home, great. Keep using it.
BUT-Remember that we live with 70 other families who are trying to enjoy their home as well.  Respect others like your want to be respected.
 
This has gone on long enough and we as a community need to guide our future as a community.  We as a community need to respect each other enough to follow simple rules.  Please know that if you rent your unit out to others, all we ask is that they follow our rules and use our community like owners and not like renters.
 
Garbage is one last comment.  If you have cigarette butts, any and all disposed food containers, or anything else that is not from nature, please take a moment and put it in it in a garbage can.  Do not assume others will pick up after you.  If you brought it to a location, realize that it is your responsibility to remove it.  Common sense.  Yet, unfortunately common sense needs to be spelled out.
 
We are trying to move our community in the right direction and take control of it before its too late.  Together as a community, we can make the correct changes before its too late.
 
If you dont care about your home here in beautiful Costa Rica, please understand we do.  Instead of destroying our homes, let us continue to move in a direction that is enhancing them and encouraging others to follow our lead in a positive direction.
 
Right now, after speaking to approximately 15 home owners, it looks like January of 2016, we will hold a meeting to form a HOA (Home Owners Association).  We encourage ALL homeowners to join this time and attend.  We will forward all emails if you wish to be included.  Once this meeting has taken place, we can move forward.
Kindest Regards - 
Michael 
Sweet Dreams

See the link to the community blog post HERE>>>

 

Buen día a todos!

Después de las vacaciones de Navidad, condominios Sweet Dreams son semi normales. Hemos pasado las vacaciones de Navidad aquí y sé que por experiencia personal alguna cuestión surgen y fuera de control.
Nosotros, los propietarios de los apartamentos que estaban aquí y aquellos que no están aquí pero todavía importa nuestras casas/inversiones, gustaría propósito algunas "normas/reglas generales" avanzando sobre el uso de los condominios.
La gente que vive aquí por más de unos días a la vez, queremos hacer una lista de reglas que se publicará en inglés y español en el rancho, así como cerca de la entrada a Sweet Dreams preguntando quienes utilizan nuestra comunidad finalmente seguir estas reglas y respetar a los demás que están utilizando a la comunidad.
Una vez que estas reglas se distribuyen y los dueños se aconsejan de lo que será el Reglamento propuesto, si los dueños tienen sugerencias para el conjunto de normas sugeridas, por favor envie los para que podamos trabajar juntos para formar juntos el Reglamento definitivo.
No todos serán felices - concedida.
La situación del estacionamiento continúa siendo un problema. Se ha sugerido que los huéspedes estacionamiento / vacaciones inquilinos simplemente aparcar en los lugares más cercano a la calle y salir al patio interior, estacionamiento para los dueños de las unidades. Huésped aparcamiento amplio y esto debería ser una solución simple. Debe ser.
Máquinas de lavandería - quienes poseen sus unidades o utilizar sus unidades para más de una semana a la vez y no temporal alquileres, lavandería instalaciones están abiertos a utilizar y deben estar disponible para aquellos con una llave solamente. Si dejamos que todos aquellos que utilizan nuestra comunidad sobre una base temporal utilizar nuestras máquinas, adivina qué, van a seguir se desvanecen y no trabajar en el futuro corto. Es nuestra responsabilidad, como sugerido por otros propietarios, a si mismo regulan otros que no debería utilizar la lavandería para prohibirlas de hacerlo. Esto es común cortesía rebelde no ley.
Sé que hemos hecho correcciones a las instalaciones para tratar de solucionar problemas en el pasado, pero estas correcciones se retiraron pronto tanto soluciones más permanentes tendrán que instalarse.
Si nosotros como dueños de ver que alguien está usando las instalaciones en exceso, deberíamos tener el derecho y la obligación de decir algo y decir algo. En última instancia, los propietarios que están pagando por las máquinas son las que sufren, no los individuos que están alquilando a corto plazo.
Si el protector u otras personas conceden acceso a la lavandería a personas que no tienen una llave, esto debe ser corregido inmediatamente. Si usted no tiene una clave, es indicación suficiente para decir que no tienes el derecho de usar esta parte de las instalaciones.
Ocupación de unidades-
Durante ciertas partes del año, nuestro complejo se utiliza pesadamente. Hasta que formamos un cuerpo gobernante que puede cumplir ciertas reglas y tengas algunas personas detrás de ellos, no podemos hacer nada todavía.
Como dueños del respetables, deberíamos animar a otros que estas unidades están diseñadas para hasta 4 personas. Entiendo que algunos sienten que es muy poco, pero realmente un estudio es demasiado pequeña para 6-9 personas (adultos, niños o combinación allí de). Una vez que se establecen las reglas en su lugar, podemos intentar hacerlas todavía entender que las reglas sólo son buenas para quienes cuidan a seguirlos. En última instancia, se convierten en las directrices.
Vidrio y cerámica cerca de la piscina-
Durante la construcción, nuestra comunidad gastó aproximadamente $1000 dólares para llenar las piscinas con el dinero que pagaron de propietarios que se preocupaba por nuestro complejo. Con cualquiera que use las piscinas actuales, pedimos simplemente colocar todos los alimentos y bebidas en envases de plástico por respeto y por un "sólo por si acaso". Si rompes un vidrio o cerámica y se mete en las piscinas, tenemos que vaciar las piscinas y despejarlas de dicho elemento y que costó un montón de dinero para volver a llenar las piscinas con agua que no tenemos.
Música-
A todos les gusta pasar un buen rato y alentamos. También entendemos que vivimos en una comunidad que otros ocupen y vacaciones en. Si usted está disfrutando de su música, por favor, sé después de 22:00, por favor apague. Si no eres capaz de oír la música fuera de su entorno inmediato dentro de su hogar, genial. Seguir usándolo.
Pero recuerda que vivimos con otras 70 familias que quieren disfrutar de su hogar también. Respetar a los demás como quieres ser respetado.

Esto ha durado lo suficiente y como comunidad tenemos que orientar nuestro futuro como comunidad. Como comunidad, tenemos que respetar mutuamente lo suficiente para seguir reglas simples. Por favor saber que si usted alquila su unidad a los demás, sólo pedimos que siga nuestras reglas y utilizar nuestra comunidad como propietarios y no como inquilinos.

La basura es una última observación. Si usted tiene colillas de cigarrillos, envases de alimentos desechados toda o cualquier otra cosa que no es de la naturaleza, por favor tome un momento y métela en un bote de basura. No asumen que otros recogerá después de ti. Si usted lo trajo a una ubicación, se da cuenta que es su responsabilidad para quitarlo. Sentido común. Sin embargo, desafortunadamente sentido común debe formularse.

Nosotros estamos tratando de mover a nuestra comunidad en la dirección correcta y tomar el control de él antes que sea demasiado tarde. Juntos como comunidad, podemos hacer los cambios correctos antes que sea demasiado tarde.

Si no te importa su casa aquí en la hermosa Costa Rica, por favor entienda que hacemos. En vez de destruir nuestros hogares, nos continúan moviéndose en una dirección que es mejorarlos y animando a otros a seguir la pista en una dirección positiva.

Ahora, tras hablar con los dueños de casa aproximadamente 15, parece que enero de 2016, celebraremos una reunión para formar una HOA (Home Owners Association). Animamos a todos los propietarios a unirse a este tiempo y asistir. Transmitiremos todos los correos electrónicos si usted desea ser incluido. Una vez que esta reunión ha tenido lugar, podemos avanzar.

Un cordial saludo-
Michael
Dulces sueños

Ver el enlace a la entrada de blog comunidad aquí >>>

Posted Saturday, January 10, 2015 4:25 PM by Serguei Galkine | 3 Comments

Write your comments and suggestions here

We are getting things together for a General Assembly meeting.

Please write your suggestions and comments under this posting.

Posted Monday, January 06, 2014 10:53 PM by Serguei Galkine | 2 Comments

Sweet Dreams Urgent Issues - Need Your Opinion - Sweet Dreams Cuestiones urgentes - Necesitamos tu opinión

Hi everyone,
I think it is about time to resolve some issues we are all facing due to some owners refusing to pay their condo fees and dues.

I can paraphrase the saying "Those who can do, do it and those who can not do, teach" (how to do it) into "Those who care about their investments pay on time and those who do not want to pay, look for the reasons not to"....

We have to spend a lot of time explaining to those who are looking for a reason "not to pay" obvious things known to everyone who was involved into a Sweet Dreams upkeep in the last 2 years since Grupo Mapache walked away from the project.

1. We have a few local owners (and some of them are multiple units owners) who delay their payments for the reason that they do not know who we are and why our company is doing property management for Sweet Dreams studios community.

- Our group of companies Tropical Felgate (Costa Rica) LLC Ltda and Tropical Felgate Property Management Corp Ltda have been working in Costa Rica since 2006 and were involved in the Sweet Dreams community upkeep since July 2010 when Grupo Mapache abandoned the project;
We suggested, created and kept going fro two years a Volantory Maintenance Fund for Sweet Dreams community. Almost 30 buyers/owners took part in financing this fund with volantary contributions as small as $20 per month, so the we would be able to pay for Swimming Pool maintenance and common utilities bills.
We provided monthly statements for every penny spent and kept the community functioning with minimum funds available until Mr. Wiliam Charpentier, the Trustee for Sweet Dreams Project took over in December 2012 to fully finish the project.
Those buyers/owners who participated in Volantary Fund also financed and took part in repairing the second swimming pool and making it operational.
Without those people, community would have been in much poorer state, if not completely run down by the time Mr. Charpentier started working on complition of the project.
You can see all communication in relation to Sweet Dream community starting from June 2010 HERE>>>
All those two years we did not charge a penny for our service.
Of course, our company is not a charity organisation, the reason for us taking care of the community is very simple. We sold 8 studios to the present owners and we felt responsible for upkeeping the community so that the buyers would not loose their money.
I, personally, am the owner of 3 studios in Sweet Dreams and as any other owner, I want my investment to grow (or at least not to loose value) and I am directly interested in making our community nice and pretty and therfore grow in value.

2. Some of the owners are demanding all correspondence, including invoices and statements to be sent to them in Spanish motivating it that we are in Costa Rica and official language is Spanish. We do try to communicate in both English and Spanish on the general issues, though in most cases our Spanish version is a Google automatic translation, which is sometimes funny, but our Accounting and reporting software is in English only and Spanish is not available for this program.

 - We have 47 owners in Sweet Dreams and 38 of them are English speaking owners and 9 people are Spanish speaking owners;

- Though Spanish is an official language in Costa Rica, but English is legally accepted in real estate transactions in particular as well as US$ currency;

3. Some of the owners ask who appointed our company as a manager and that they didn't vote us in.

- The answer is simple - there was no vote and ther could not have been. Legally we can not create a Home Owners Association until all shares are distributed to the owners by the Trustee and the Trustee stepped down. We expect it to happen in 4-6 months and are planning to arrange a General Assembly meeting in December/January, so that a proper Board of HOA would be elected and then the Board would decide who is going to manage the community.
Our appointment as a Sweet Dreams Property Manager was made by the Trustee for the Project and Management agreement signed on May 1, 2013 (see the copy as attachement below this message).
This appontment was publicly discussed by the owners with known at a time contact information and the majority voted us in. Management agreement and questions and answers are publicly available HERE>>>

4. Some of the owners state that they would not pay a "late payment interest" at 4% rate and that it is not legal.

- It is simply not true. We can not charge late payment fee or interest only on advanced payments, but we can legally do it on past due payments;

- Current annual Interest rate on credit card debt in Costa Rica is from 38% to 48%  or even higher in some instances. If the owner does not pay on time, it means someone is financing those non paying owners and it is only fair to the paying owners, if non paying owners are penalised.

- We are not the "monsters" and we always write to the non paying owners to contact us, if they have temporarily financial problems paying the dues, and we would alway find some compromise in such cases;

5. Some of the owners demand that we do not publish non paying owners' names, saying that it is illegal.

- We do not make those name public to general public. We make them available only to the owners of Sweet Dreams studios and trully believe that they have the right to know and we do it only in exeptional cases like we have now when only just 40% of the owners paid their dues. If this situation is not rectified, we would have to suspend some of our services and most likely to remove a security guard from the premises.

To summarise all of the above, we would like everyone to understand that we are not the people who are against you. We are trying to make it work for everyone's benefit.
You can not run a prosperous community without reasonable funds from the owners to be available. Please also remember that out of US$75.00 per month condo fee, almost US$15.00 is going into the emergency fund.

Best regards,
S. Galkine

 

Hola a todos,


Creo que ya es hora de resolver algunos problemas que enfrentamos todos, debido a que algunos propietarios se niegan a pagar sus gastos de condominio y cuotas.

Puedo parafrasear el refrán "Los que pueden hacerlo, háganlo y los que no pueden hacerlo, enséñennos " (cómo hacerlo) en "Los que se preocupan por sus inversiones pagan a tiempo y aquellos que no quieren pagar, busque las razones para no hacerlo "....

Tenemos que gastar mucho tiempo en explicar a aquellos que están buscando una razón para "no pagar"  cosas obvias conocidas por todos los involucrados en el mantenimiento de Sweet Dreams en los últimos 2 años que Grupo Mapache se alejó del proyecto.

1. Tenemos algunos propietarios locales (y algunos de ellos son propietarios de unidades múltiples) que retrasan sus pagos por la sencilla razón de que no saben quiénes somos y por qué nuestra empresa está haciendo la gestión de la  comunidad Sweet Dreams.

- Nuestro grupo de empresas Tropical Felgate (Costa Rica) LLC Ltda y Tropical Felgate Property Management Corp. Ltda. Ha estado trabajando en Costa Rica desde 2006 y han participado en el mantenimiento de la comunidad Sweet Dreams  desde julio de 2010, cuando Grupo Mapache abandonó el proyecto;
Sugerimos, creamos y seguimos adelante desde hace dos años con un Fondo de Conservación Voluntaria para la comunidad de Sweet Dreams . Casi 30 compradores / propietarios participaron en la financiación de este fondo con contribuciones voluntarias de tan sólo $ 20 por mes, con dicho fondo fuimos capaces de pagar el mantenimiento de la piscina y las facturas de servicios públicos comunes.
Proporcionamos informes mensuales por cada centavo gastado y mantenido el funcionamiento de la comunidad con recursos mínimos disponibles hasta que el Sr. William Charpentier, el Fiduciario para el Proyecto de Sweet Dreams se hizo cargo en diciembre de 2012 para terminar completamente el proyecto.
Aquellos compradores / propietarios que participaron en el Fondo de Contribuciones Voluntarias también financió y participó en la reparación de la segunda piscina para finalmente  ponerla en funcionamiento.
Sin esas personas, la comunidad habría estado en una pobre condición en el momento que el señor Charpentier comenzó a trabajar en la realización del proyecto.
Ustedes pueden ver todas las comunicaciones en relación con la comunidad Sweet Dreams  a partir de junio 2010 AQUÍ >>>
Todos esos dos años  no cobramos un centavo por nuestro servicio.
Por supuesto, nuestra empresa no es una organización de caridad, la razón para el cuidado de la comunidad es muy simple. Vendimos 8 estudios de los actuales propietarios y nos sentimos responsables del mantenimiento de la comunidad para que los compradores no pierdan el dinero invertido.
Yo, personalmente, soy el dueño de 3 estudios en Sweet Dreams y como cualquier otro propietario, quiero que mi inversión  crezca (o al menos no pierdan valor) y estoy directamente interesados
​​en hacer agradable nuestra comunidad y bonita y por lo tanto crezca el valor de la misma.

2. Algunos de los propietarios están exigiendo toda la correspondencia, incluyendo facturas y estados de cuenta en el idioma  español argumentando que estamos en Costa Rica y el idioma oficial es el español. Hacemos todo lo posible para comunicarnos en inglés y Español en las cuestiones generales, aunque en la mayoría de los casos, nuestra versión en español es una traducción automática de Google, que a veces no es muy confiable, pero nuestro software de contabilidad y presentación de informes es solamente en Inglés y en Español no está disponible para este programa.


 - Contamos con 47 propietarios de Sweet Dreams y 38 de ellos son propietarios de habla inglesa y 9 personas que son propietarios de habla hispana;

- Aunque el español es un idioma oficial en Costa Rica,  el Inglés es legalmente aceptado en transacciones de bienes raíces en particular, así como la moneda EE.UU. $ Dólares

3. Algunos de los propietarios preguntan quien designó a nuestra empresa como administrador ?y que ellos no votaron en ningún momento por nosotros

- La respuesta es simple - no hubo votación y no podría haber sido. Legalmente no podemos crear una Asociación de Propietarios hasta que todas las acciones se distribuyan a los propietarios por el Fiduciario y el Fiduciario renunció. Esperamos que esto ocurra en 4-6 meses y estamos planeando organizar una reunión de la Asamblea General en Diciembre / Enero, por lo que un Consejo apropiado de HOA será elegido y el Consejo decidirá quién va a gestionar la comunidad.
Nuestro nombramiento como Sweet Dreams Property Manager fue hecho por el Fiduciario para el Proyecto y Gestiónado en un acuerdo firmado el 1 de mayo de 2013 (véase la copia como archivo adjunto por debajo de este mensaje).
Este nombramiento fue discutido públicamente por los propietarios conocidos e involucrados la mayoría de nosotros votó a favor el  Contrato de Dirección y las preguntas y respuestas están a disposición del público AQUÍ >>>

4. Algunos de los propietarios nos han hecho saber  que no iban a pagar un "intereses de demora" a la tasa del 4%, y que no es legal.

- Simplemente no es cierto. No podemos cobrar cargos por demora o interés sólo en pagos adelantados, pero se puede hacer legalmente en pagos atrasados;

-la  Tasa de interés anual actual de las deudas de tarjetas de crédito en Costa Rica es de 38% a 48% o incluso más en algunos casos. Si el propietario no paga a tiempo, significa que los demás propietarios están financiando aquellos propietarios que no pagan no es  justo para los propietarios que si pagan.

- Nosotros no somos unos "monstruos" y siempre escribimos a los propietarios que no pagan que se pongan en contacto con nosotros, si tienen problemas financieros o con los pagos temporales de las cuotas podemos encontrar una solución para tal caso

5. Algunos de los propietarios exigen que no publicamos los nombres de los propietarios que no pagan ", diciendo que es ilegal.

- No hacemos los nombres públicos para el público general. Lo hacemos disponible sólo para los propietarios de estudios Sweet Dreams que realmente  tienen el derecho a conocer y hacerlo sólo en casos excepcionales como el que tenemos ahora, cuando apenas el 40% de los propietarios han pagado sus cuotas. Si esta situación no se rectifica, tendríamos que suspender algunos de nuestros servicios y lo más probable es eliminar el guardia de seguridad de las instalaciones.
 
Para resumir todo lo anterior, nos gustaría que todos entiendan que no somos  personas que estamos en contra de usted. Estamos tratando de hacer funciones en beneficio de todos.
No se puede tener y esperar una comunidad próspera sin fondos razonables.

 

 Por favor, recuerde también que de los $ 75.00 por cuota de condominio mensual, casi  $ 15.00 va al fondo de emergencia.

Saludos cordiales,
S. Galkine

 

 

Posted Saturday, June 29, 2013 6:15 PM by Serguei Galkine | 0 Comments


Attachment(s): Sweet Dreams Management Agreement_small.pdf

Q&A with reference to a proposed budget and community rules for Sweet Dreams studio community

Hi guys,
we have received some feedback on the draft of the annual budget proposal, community rules and management agreement and would like to comment on them and answer your questions.

Q: A gas grill I don't understand why not.  I love to barbeque and barbeque quite often.  Propane gas containers are quite safe and very safe for storage. I am sure I am NOT the only 1 who likes to barbeque.

A: The question is understandable. I love to BBQ myself, but the rule says that it should not be stored or kept inside or in the close proximity (attached to the wall) of the units.
First of all IT IS NOT safe, if a propane bottle blows up, it will easily destroy not only the owner's unit, but pretty much half of the building. In CR when the outside temperature can reach well above +30 Celsius in the shade and well above 40 under the sun it is known to happen. The connections between the bottle and the BBQ are also prone to leaking due to high temp and humidity which destroy flexible connections.
I am sure, the owners would agree that "better safe, than sorry". Communal BBQ (preferably charcoal) could be installed in the Rancho area.

Besides, when something like the earthquake on September 5 hit the community, trust me, you would not want BBQ to be on your way out from the property, especially on the upper level, as you would have 10-15 seconds to get away from the building.

Q; The monthly cost of chemicals for the pools seems a lot - and is there a way of being sure the treatments get done?

A: I might have not formulated the expense fully due to the lack of space in the corresponding line...
This is the amount which professional pool company "Coco Blue" is charging currently for full pool maintenance including regular tests and 4 times a month chemical treatment of the both pools. Now the pool is relatively quite, but after our community is finished, we expect at least 25-30% occupancy during low and mid season and 60-70% occupancy during high season and public holidays. With the high occupancy and due to the fact that some of the occupants simply do not observe pool usage rules (use sun lotions and sun blocks and do not take a shower before entering the pool) comes the need to do the shock treatment at least once a week and this IS expensive.

 

Q:   A full time gardener?? There isn't enough work for a full time gardener.

A: I would like to extend this definition... It's the full time gardener and pool guy in one person. The pool needs cleaning at least once a day and vacuuming at least every three days. We have quite a few trees in close proximity to the pool that means we would have leaves and some debris getting in the pool every day and/or especially after heavy rain.
At present there's not much work for the gardener, because there's no landscaping been done as such and all grass is long gone.
We plan to change that. We are going to plant at least 400-500 new plants from our own nursery (no charge for the owners, though normally would cost $4-8 per plant) and put the new grass (we expect a quote for grass later this week). Trust me, the gardener would have to work at least 6-7 hrs a day to make sure everything is tended properly.

 

Q: Is this budget contingent on 100% participation?? What about the companies that own a place as a result of receiving the apartment ILO payment for work done? - also - can the Ticos afford the $75/mo.

A: Condo fee US$75.00 per month is in line with all other studio communities and locals have no problem paying it,  and as long as the individual or a company is the owners, they are obligated to pay condo/maintenance fee. We would be naive to expect all owners to pay on time and it's going a bit of a paint to collect the money from the owners for the first few months, but our firm believe is that when the owner sees where his/her money are spent for, there normally no problem collecting the money. The budget is contingent, if at least 75% of the units are paying on time. To enforce the payments and to encourage the owners to pay on time, we would have a few offers or a few punitive actions...
E.g. we could offer one month free, if the owner pay 1 year in advance or we can apply an official legal letter demanding a payment prepared by the lawyer (cost to the owner) and if not paid after 3 months, application to put a lien on the property and if not settled within 2 months auctioning the property to settle the bill...
Of course, all legal expenses would be applied to the owner's account.
The last measure is used extremely rare and of course, we would be trying hard not to let it go that far. The less owners paying in, the fewer amounts we should expect in the Contingency Fund.
Our outgoing priorities are: 1. Salaries to the labourers; 2. Common area utilities; 3. Suppliers and contractors; 4. Management staff salary; 5. Management commission.
Also keep in mind that by law, we would have to encrease the salaries of the staff by abt 3.5% every 6 months along with inflation.

Q: Is security 24/7?
A: No, a quotation given by Josimes Security was initially $1,250.00 per guard for a 12 hrs shift - 6 pm to 6 am.
I am almost sure; we would be able to get them down to US$1,100-1,200, when it comes to it.
Unfortunately, there's practically no alternative to Josimes in Cocoof if there is it even more expensive.
We would have to go with them or try to make arrangements to share a guard with Little Dreams community managed by Mapache and that is very unlikely.
Day time security would be covered by our on site staff.

Q: What will the "on site assistant's" job description be - include?
A: In one phrase the answer is - He/She will be your first point of contact on any issue which may arise with your property...and with the 70 just completed studio units it IS going to be a full time job.
Please also note that most likely; the onsite manager will be most likely also living on site. It's not an easy task to find a really good manager in Costa Ricafor a lot of reasons. If you found one, you have at least to give him/her a decent salary and living conditions. Having a manager living onsite is optimal and in that case, we would provide accommodation for the manager and of course the cost of accommodation is not going to be charged to the owners.
Below is an extract from the employment contract:-

Job Summary
Residential property managers help investment property owners and homeowners in preserving and increasing the value of their real estate investments. They manage the day-to-day financial operations of the property, including finding and placing qualified tenants, and they ensure the property is in good working order.
Principal Duties
Marketing- keeps properties occupied with qualified tenants through advertising, lead follow up, property showings for prospective tenants.
Tenant Relations- develops rental agreements, selects qualified tenants, collects deposits and rents, enforces terms of rental agreements, resolves tenant complaints, and oversees eviction proceedings if necessary.
Facilities Management- schedules maintenance and repairs, negotiates contracts with vendors, regularly inspects property to ensure it is in good working order, and quickly resolves emergency maintenance issues.
Financial Reporting- keeps financial records from property operations, creates monthly financial reports for property owner.
Owner Relations- keeps open dialogue with property owner on vacancies, tenants, physical condition of property, financial issues.

Q: Garden chemicals at $90/month??
A: The short answer would be a question - Have you ever tried to buy chemicals for professional garden use in Costa Rica and repellents and poison chemicals for fire ants or termites?
Unfortunately, the land of the common grounds we have for our community is literally construction rubbish with some soil over it. The radical solution would be to bring a few trucks of fertile soil and spread it around, but is going to be VERY expensive. So we would have to compromise there, using some compost for shrubs and trees along with the chemical fertilisers. Fumigation chemicals ARE expensive. Professional fumigation companies charge up to $350 for doing termite fumigation for one average size house. Sweet Dreams is located in still quite wild area of Coco/Ocotal, so expect quite a few red ants invasions too.

To summarize all of the above, you should keep in mind that a proposed budget is indicative and can be slightly less or slightly less depending on the season. If we save some money, it will be rolled over to the next month, we are not going just pocket it. You will be receiving monthly individual statements and a community financial statement every month.
We ARE very open for any question or suggestion and do not want to substitute the HOA functions. You would have to set up your HOA rather sunner than later. All invoices and receipts are ALWAYS available on request and we have no problem sharing information (unless it's a private information about the owners).

I hope the above answered your questions. Please do not hesitate to contact us, if you have any further questions.
As we would want to be fully ready by the time we need to take over the community, we would need your provisional approval (or disapproval) as soon as possible.

Best regards,
S. Galkine

Posted Monday, October 29, 2012 6:56 PM by Serguei Galkine | 0 Comments

PROPOSED CONDOMINIUM COMMON PROPERTY MANAGEMENT AGREEMENT

CONDOMINIUM COMMON PROPERTY

MANAGEMENT AGREEMENT

THIS AGREEMENT made effective the ______ day of ____________, ________.

BETWEEN:

CONDOMINIUM CORPORATION

a corporation incorporated under the laws of ______________ (the "Corporation")

OF THE FIRST PART

- and -

TROPICAL FELGATE PROPERTY MANAGEMENT CORP LLC LTDA .

a corporation incorporated under the laws of the Republic of Costa Rica (the "Manager")

OF THE SECOND PART

WHEREAS the Corporation has agreed to appoint the Manager and the Manager has agreed to accept the appointment as the manager of the common property of the condominium project known as "________________________________________________________________________________"

NOW THEREFORE THIS AGREEMENT WITNESSES that in consideration of the premises and covenants herein contained, the parties hereto agree as follows:

1. Definitions

1.01 For the purposes of this Agreement, the following words shall have the following meanings unless the context requires otherwise:

"Act" means the article No. 1259 of the Civil Code of Costa Rica as amended from time to time;

"Board" means the Board of Managers of the Corporation;

"By-laws" means the by-laws of the Corporation and includes the rules and regulations of the Corporation and any amendments or additions thereto.

"Condominium Plan" means Condominium Plan ________________, as registered at the National Registry of Costa Rica

"Corporation" means the Condominium Corporation which is named

______________________________________;

"Emergency Situation" means a condition or situation or circumstance which, if not remedied or attended to without delay, would potentially result in damage or further damage to the Property or risk of physical impairment of persons present on the Property;

"Major Cause" means the willful misconduct or negligence of the Manager in performing its duties and

obligations under this Agreement, or any other substantial default by the Manager under this Agreement;

"Management Fee" means the fee payable by the Corporation to the Manager in each Management Year and shall equal the sum of $_____________ Dollars ($_______) multiplied by the number of units in the Condominium Plan, payable monthly;

"Management Year" means the fiscal year which commences on the 1st day of October in each year;

"Net Cash Surplus" means the gross revenue less the operating expenditures for any Management Year as determined by the Auditor, in accordance with generally accepted accounting principles and practices;

"Owner" means an owner of a condominium unit in the Condominium Plan;

"Operating Expenditures" means all operating expenditures incurred in the operation, management,

supervision, maintenance, repair and upkeep of the Property and the Corporation, including, without

limiting the generality of the foregoing:

(i) principal and interest payments on all loans, mortgages and other financial obligations arranged or

agreed upon by the Corporation or its representatives;

(ii) expenditures in the ordinary course incurred in the operation, maintenance and management of the

Property and the Corporation;

(iii) reasonable reserves to provide for payment of anticipated or future expenditures for major repairs,

renewals and replacement of equipment and for contingencies;

(iv) the Management Fee;

(v) professional and brokerage fees and commissions payable in the ordinary course of business;

(vi) all other costs, charges, expenses and disbursements which are incurred on behalf of the

Corporation or the Board and are attributable to the Property;

"Property" means the common property of the Corporation.

1.02 By mutual written agreement of the parties, Schedule "A" to this Agreement may be revised from

time to time.

2. Appointment of Manager

2.01 Subject to the terms hereof and to the limitations contained in the By-laws, and as set out in the attached Schedule "A", the Corporation hereby appoints the Manager as its exclusive agent to perform, in accordance with this Agreement and such other policies as may be adopted from time to time by the Board, all routine management as required by the Corporation and the Board in respect of administration, supervision, maintenance, repairs and upkeep of the Property (hereinafter called the "Operations").

2.02 During the term of the appointment set out in paragraph 2.01 above, the Corporation hereby appoints the Manager its true and lawful attorney to carry out and perform all powers, rights, duties and obligations imposed on the Corporation by the Act, by any other act or competent authority and the By-laws or otherwise, and hereby ratifies and confirms all acts of the Manager as attorney for the Corporation, subject to Schedule "A" hereto, provided however, and notwithstanding that if such act or step involves an expenditure of more than ___________________________ Dollars ($_________) in excess of the amount authorized by the current budget, the Manager shall first obtain the Board's consent to such expenditure, and provided further that the Manager may act as the Corporation's attorney without the Board's consent in an Emergency Situation.

2.03 The Corporation agrees to pay or cause to be paid to the Manager, in each month of the Management Year, one-twelfth of the annual Management Fee.

2.04 In connection with the appointment, the Corporation grants the Manager the right to attend all meetings of the Corporation and the Board. The Manager shall not have any voting rights at any such meeting.

3. Acceptance of Appointment

3.01 The Manager hereby accepts the appointment as Manager hereunder and covenants and agrees with the Corporation, at the Corporation's sole cost and expense except as specifically provided herein, to manage, operate, maintain, keep up, repair, supervise and administer the Property in like manner as a prudent owner would and to observe and perform all of the duties and responsibilities and provide all of the services which are necessary or incidental to such appointment or required by the terms and covenants herein contained, by the By-laws and by any competent authority, subject to Schedule "A" hereto.

3.02 In the performance of its rights, duties and responsibilities hereunder, the Manager shall employ competent and professional personnel.

3.03 The Manager shall cause a representative to attend monthly and annual meetings of the Corporation and the Board when such attendance is reasonably requested.

4. Additional Powers and Obligations of Manager

4.01 In addition to the general powers and duties of the Manager conferred herein and without restriction to same, the Manager shall, subject to such limitations or policies as may from time to time be instituted by the Board, perform any of the following as required, as true and lawful attorney for the Corporation:

(a) perform such actions as may be required, necessary or expedient to carry out, maintain and

enforce all of the Corporation's rights, powers and obligations under the Act, any other act and

the By-laws and do all other acts and things as may reasonably be required subject to Schedule

"A" hereto so as to carry out the true intent and meaning of the appointment;

(b) make all assessments under the By-laws which may be necessary or expedient in order to enforce or carry out, as the case may be, the Corporation's rights, powers, duties and obligations under the Act or the Bylaws;

(c) collect, adjust or settle all assessments, debts, claims, demands and disputes and any other matter which may subsist or arise in connection with the Property and take whatever action is directed by the Board to enforce the performance of any obligations by any other party in favor of the Corporation and to conduct such litigation as it may deem necessary to establish and defend the rights of the Corporation and the Owners;

(d) remit payment for all contracts and arrangements which the Board may consider necessary and expedient for Operations of the Property, including, without restricting the generality of the foregoing, labor and employment contracts, insurance premiums, contracts for utilities, repair and maintenance contracts, and building and supervision contracts;

(e) provide accounting, bookkeeping and clerical services in connection with the provision of its services and the performance of its duties and obligations hereunder;

(f) provide general advice with respect to all such repairs, alterations, improvements and additions to be made by the Board which it considers necessary in order to keep the Property and the grounds in a state of good condition and repair;

(g) remit payment to all persons considered by the Board to be necessary for the proper maintenance and

operation of the Property and to pay or cause to be paid the wages and other remuneration of such persons;

(h) pay all municipal realty taxes, rates and assessments as they become due and payable from time to time;

(i) take all steps as may be reasonably necessary to maintain law and order on the Property and to preserve the assets of the Owners and of the Corporation and to protect the Property, the Corporation and its servants, agents, licensees and invitees;

(j) cause the Property to be insured against such losses as may reasonably be required by the Board, the Act or the By-laws and review the insurance policies with the Board no less frequently than once each

Management Year;

(k) pay all bills and accounts incurred in the Operations of the Property as they become due, subject to

Schedule "A" hereto, or at such earlier date as may allow the Corporation to take advantage of discounts or to avoid interest on late payments, such bills and accounts to include, without limiting the generality of the foregoing, utility charges, insurance premiums, heating and cooling charges, painting and decorating of common areas, grounds keeping costs, costs of repairs and maintenance and other operating expenditures incurred in the Operations of the Property and not otherwise provided for in this agreement;

(l) give and render at all proper times all notices and statements required to be sent to any party, including the Owners, the Board and the Corporation, in respect of the Property;

(m) take such steps as may be within its power to do so to ensure that all restrictions and obligations with

respect to the Property imposed upon the Corporation and the Owners or for which the Corporation may be liable at law are observed and fulfilled;

(n) when authorized and directed to do so by the Board, borrow, invest, raise and secure the payment of monies for and on behalf of the Corporation;

(o) establish reserves in such amounts and for such purposes as the Board may from time to time direct;

(p) do all such other things which the Manager may consider necessary or expedient subject to Schedule "A" hereto in order to effectively carry out its duties and obligations and provide its services hereunder;

(q) without limiting the generality of the foregoing, but subject to Schedule "A" hereto, be responsible for the care, maintenance and management of the Property and carry out such responsibility in a manner that will best serve the interests of the Corporation.

(a) Services and Expenses

5.01 The cost of the following services shall be included in the Management Fee:

(a) the costs of the services rendered by the supervisory personnel of the Manager who are included within the scope of Schedule "A";

(b) the costs incurred in respect of the attendance of the Manager's representative at monthly meetings of the Board and at one (1) annual general meeting of the Corporation. Attendance of the Manager's

representative at any additional general meeting or meeting of the Board shall be at a cost of $30.00 Dollars ($30.00) per hour; provided, however, and notwithstanding the foregoing, that all other costs of the Manager in respect of the services provided hereunder, including, without restricting the generality of the foregoing, the costs of those services and outlays which are directly or indirectly rendered specifically in respect of the Property and the Corporation shall be performed at the cost of the Corporation.

5.02 The Corporation hereby acknowledges that the performance by the Manager of its covenants and

obligations hereunder shall be limited to the extent of the funds of the Corporation in the possession of the Manager.

6. Term

6.01 The Manager's appointment hereunder shall be for a term of 1 year(s), commencing on the date of this Agreement and thereafter shall continue from year to year unless one party gives to the other written notice of termination 45 days before the end of any Management Year.

6.02 The Manager's appointment hereunder may be terminated for Major Cause upon 45 days written notice from the Corporation to the Manager, or upon the bankruptcy or insolvency of the Manager, without notice, without either party incurring liability to the other.

6.03 Upon the termination of the Manager's appointment for reasons other than major cause, the Corporation shall continue to be responsible for the payment to the Manager of any operating expenditures incurred by the Manager after such termination.

7. Special Covenants of Corporation

7.01 The Corporation shall give the Manager reasonable notice of all meetings of the Board and of the

Corporation and shall provide the Manager with all notices and communications which may directly or indirectly relate to the Property or to the performance of the Manager's services hereunder.

7.02 The Corporation shall reimburse the Manager promptly for any monies which the Manager may elect to advance for the account of the Corporation, subject to the limitations of this Agreement and of the By-laws, provided that nothing herein contained shall be construed so as to obligate the Manager to make any such advance.

7.03 The Corporation shall designate one member of the Board to be the duly authorized representative of the Board and of the Corporation and the Manager shall be authorized hereunder to receive directions and communications from the Board and the Corporation only through such representative, unless and until the Board shall instruct the Manager otherwise. Any and all such directions and communications shall only be binding upon the Manager if the same are in writing. In the absence of such designation by the Board, the Chairman of the Board shall be deemed to be the duly authorized representative.

8. Budget

8.01 At least 30 days prior to the beginning of each Management Year during the term of this Agreement, the Manager shall submit in writing to the Board a proposed budget for the next ensuing Management Year (the "Budget") setting forth a categorized list of the Operating Expenditures for the ensuing Management Year, based on the Manager's best estimate. If the Board disapproves the proposed Budget, the Manager shall submit a revised Budget within 10 days of such disapproval. If the revised Budget is not approved by the Board, the parties shall continue to be governed by the Budget for the previous Management Year. The Manager will at all times hold itself available for consultation with the Board for the purpose of establishing or revising the Budget.

8.02 Subject to the terms hereof, the Manager shall not make any single expenditure in excess of the amount authorized for such expenditure by the Budget, or in any case in excess of _______________ Dollars ($____), unless it is required to make the expenditure in an Emergency Situation or to keep any part of the Property in good standing or to comply with any law, rule, order or regulation, or unless it is reasonably necessary to continue the Operations in accordance with good management practice and, in such event, the Manager may make such expenditure and shall forthwith advise the Corporation in writing thereof.

9. Trust Account

The Manager shall collect all of the assessments which the Corporation may make pursuant to the By-laws and deposit them in an account in the Corporation's name in a financial institution mutually acceptable to the Corporation and the Manager (herein called the "Trust Account") and the Manager shall apply and pay out of the same the amount of the Operating Expenditures.

10. Books and Records

10.01 The Manager shall render to the Corporation annually, within 30 days following the expiration of each Management Year, a statement of receipts and disbursements for the preceding Management Year. The statements shall be in such form as may from time to time be agreed upon by the Manager and the Corporation.

10.02 The Manager shall at all times maintain accurate and complete books of accounts and records with respect to its appointment and all transactions enter into in the performance of its services under this Agreement. The Corporation and its duly appointed representatives shall have the right at all reasonable times to inspect the said books and records. The Manager shall make available to the auditors of the Corporation such books, records, information and material as may be reasonably necessary for the auditors to prepare audited financial statements and carry out their duties to the Corporation.

11. Relationship Between Parties

The relationship between the Corporation and the Manager shall be that of Principal and Agent and, as such, the Manager shall carry out its activities and duties hereunder in accordance with the provisions hereof and in accordance with the policies from time to time stipulated by the Board.

12. Obligations and Compliance with Law

12.01 Each party shall cause all notices or communications which may in any way affect the rights, obligations and responsibilities of the other party to be immediately directed or forwarded to the other party.

12.02 The parties hereto agree to comply with all applicable laws, bylaws, regulations or ordinances of all

competent authorities having jurisdiction over the Property.

12.03 The Manager shall, if so directed by the Corporation, conduct and defend any proceeding, action or motion, in its own name and as attorney for the Corporation.

13. Indemnity

13.01 The Corporation shall indemnify and save harmless the Manager, its representatives, servants and agents from all costs, claims and damages which may arise hereunder or in connection with its management of the Property, provided such costs, claims or damages have not arisen as a result of any negligent act or omission of the Manager, its representatives, servants or agents or as a result of the default of the Manager under the terms of this Agreement.

13.02 The manager shall indemnify and save harmless the Corporation from any claims, loss or damages which the Corporation may suffer or incur by reason of dishonest acts of the Manager, its representatives, servants or agents or by virtue of its representatives, servants or agents or any of them exceeding their authority and the Manager warrants to the Corporation that it shall be fully liable to the Corporation for any application of advance received in relation to the Property and any receipts not advanced or received substantially in accordance with the provisions of this Agreement. The Manager shall not be obligated in any event to make good any other loss or damage of the Corporation provided the Manager, its representatives, servants and agents have acted honestly and in good faith.

14. Notices

14.01 Except as otherwise expressly provided herein, all notices, reports and other communications required or permitted hereunder shall be deemed to have been properly given or delivered when delivered personally to an officer of the party at the office of the party to whom they are intended to be given or when sent by facsimile, by electronic email or by registered mail with all postage and charges fully prepaid and addressed to the parties hereto respectively, as follows:

Corporation:

To the duly authorized representative of the Corporation designated under clause 7.03, in care of his/her

unit.

If mailed in ______________, such notice shall be deemed to have been given and received on the third

business day following such mailing. If such notice is delivered, sent by facsimile or by electronic email,

such notice shall be deemed to have been given and received and the same day as delivered or sent.

14.02 Subject to clause 14.01, the minutes of Board Meetings shall be provided to the Manager and shall

serve as sufficient notice to the Manager wherever such minutes reflect the Board's approval of activities

which it agrees shall be undertaken by the Manager.

15. General

15.01 Each of the parties shall, from time to time and at all times, do all such further acts and execute and deliver all such further documents as shall be reasonably required in order to fully perform and carry out the terms of this Agreement.

15.02 This Agreement represents the entire understanding and agreement between the parties concerning the subject matter hereof and supersedes any previous agreement or understanding, written or oral, implied or expressed, between the parties, and it is expressly agreed between the parties that no implied covenant, condition, term or reservation shall be read into this Agreement relating to or concerning such subject matter that is not specifically contained herein.

15.03 The Manager shall not be at liberty to assign this Agreement but may delegate to other parties any of the functions or duties hereunder which may be customarily or reasonably delegated to others in the normal course of business.

15.04 Wherever in this Agreement the singular number or masculine gender occurs, the same shall be

respectively construed as the plural or feminine or neuter, as the case may be and as the context may require.

15.05 Upon the expiration or earlier termination of this Agreement, the Manager agrees to deliver to the

Corporation all operating and maintenance agreements and such other of its operating records, bookkeeping and accounting records and ancillary documents as may be in its possession to enable the Corporation to assume the subsequent operation and management of the Property.

15.06 Whenever in this Agreement it is provided that anything be done or performed and such provisions are subject to unavoidable delays, neither the Corporation nor the Manager shall be regarded as being in default in the performance of any obligation hereunder during the period of any unavoidable delay relating thereto which is outside their reasonable control, and each of them shall notify the other of the commencement duration and consequence (so far as the same is within the knowledge of the party in question) of any unavoidable delay affecting the performance of any of its obligations hereunder.

15.07 The headings of all clauses in this Agreement are inserted for convenience of reference only and shall not affect the construction thereof.

15.08 Time shall be of the essence hereof.

15.09 This Agreement shall, subject to the provisions of paragraph 15.03, be binding upon and enure to the benefit of the parties hereto and their respective executors, administrators, successors and assigns.

15.10 This Agreement shall be construed in all respects according to the laws of the Republic of Costa Rica.

15.11 All terms, covenants, provisions and conditions of this Agreement shall run with and be binding upon the said Property during the term hereof.

IN WITNESS WHEREOF the parties hereto have executed this Agreement as of the day and year first above written.

 

CORPORATION

 

Per:_______________________________

 

Manager

 

Per:_______________________________

 

 

 

SCHEDULE "A"

To a Condominium Management Agreement between _________________________. and

Corporation dated _____________

DUTIES OF THE MANAGER

Administrative Services

1. Attend monthly meetings of the Board of Managers.

2. Arrange and attend all Annual General Meetings, including complying with all legal notice

requirements.

3. Correspondence with and, if required, legal action at the direction of and on behalf of the Board of

Managers, against owners or tenants in violation of the By-laws.

4. Advise the Board with respect to professional consultants and fees, including legal counsel, insurance

brokers, appraisers, survey companies, accounting firms, auditors, contractors.

5. Arrange insurance appraisals as required, obtain bids from various insurance brokers and keep the

Board informed of all insurance requirements. On direction from the Board, place insurance with

broker. Assist the Board with the handling of any insurance claims.

6. Maintain all required condominium documents, plans and blueprints.

7. Provide general advice and expertise to assist the Board in decision-making.

8. Register any changes of address for service or change in the Board members with the National Registry.

9. Keep the Board informed of new or proposed legislation respecting the Property or condominium

properties generally.

Financial Services

1. Receive, deposit and account for monthly condominium fees and miscellaneous income in a trust

account in a financial institution acceptable to the Corporation.

2. Disburse funds on behalf of the Corporation for service contracts and any repairs reasonably required

for the common property. Services and supplies ordered directly by the Board will require the

approval of the President prior to payment. The Manager will accept no liability for any late payment penalties incurred due to any delay in receipt or approval of invoices.

3. Prepare and distribute a monthly statement of receipts and disbursements and a list of owners who are

in arrears in condominium fees or other amounts owed to the Corporation.

4. Maintain the General Ledger and other supporting financial and audit documentation.

5. Prepare for the Board's approval an operating budget and fee schedule prior to the commencement of

the Corporation's fiscal year.

6. Notify individual owners of any revisions to condominium fees or of any special assessments.

7. Service notice of arrears to individual owners.

8. Prepare an annual statement of receipts and disbursements of the preceding fiscal year as compared

with the budget for that year.

9. Manage the Corporation's funds as directed by the Board in the form of secured term deposits or such

other investment as the Board may determine appropriate.

10. Register Caveats as directed by the Board.

11. Provide information and assist in any way possible the auditors chosen by the Board.

Property Management Services

1. Provide advice to Board with respect to maintenance of common property, emergency repairs as

required, general status of equipment, landscaping, garbage removal, housekeeping.

2. Provide advice with respect to major contractual work which may be required.

3. Provide a day-to-day maintenance of common areas.

 

Posted Friday, October 26, 2012 7:55 PM by Serguei Galkine | 1 Comments


Attachment(s): CONDOMINIUM MANAGEMENT_2012.pdf

PROPOSED SWEET DREAMS CONDOMINIUM ASSOCIATION RULES.

SWEET DREAMS CONDOMINIUM ASSOCIATION RULES.

RULES AND REGULATIONS, ____2012

A. COMPLAINTS, REQUESTS, & INQUIRIES

1. All requests, inquiries and complaints related to The Sweet Dreams Condominium, shall be made in writing to the Management Company __________________________________or to the Board of Trustees at_________________________________________, Las Palmas Urbanizacion, Playas del Coco, Guanacaste, Costa Rica.

2. Names of the complainant will be held in strict confidence.

RESIDENTS HAVE THE RESPONSIBILITY TO ABIDE BY THE RULES AND TO REPORT VIOLATIONS TO THE BOARD. THE BOARD HAS THE AUTHORITY TO REQUIRE CORRECTIVE ACTION BY THE VIOLATOR OR BY LICENSED CONTRACTORS. CHARGES AND/OR FINES WILL BE ASSESSED AGAINST THE VIOLATOR.

B. GENERAL

1. Unit owners are responsible for tenants and guests to comply with the Association's Declaration, By-Laws and these Rules and Regulations. They must send lease documents for their tenants to Management Company.

2. Unit owners, residents or any of their agents, employees, licensees or visitors SHALL NOT at any time, bring into or keep in their units, any FLAMMABLE, COMBUSTIBLE or EXPLOSIVE fluids, materials, chemicals or substances, except for household use and in household quantities. No Gas Grills

3. Kerosene heaters shall not be permitted for use within the Sweet Dreams Condominium.

4. Toilets and other drains in the buildings shall be used only for the purposes for which they were designed. Any damage to the common plumbing resulting from misuse of plumbing and/or drains in a unit, shall be repaired by the Association and paid for by the owner of the unit.

5. All association fees are due on the 1st of each month. If fees are not received in Management Office by the 15th of the month, a $25.00 late charge will be assessed.

6. ABSOLUTELY no peddlers or solicitors of any kind are allowed in the Community. Report any solicitors to the management personnel immediately.

7. Power tools shall not be used between 9:00 p.m. and 9:00 a.m.

8. For Sale and For Rent signs are prohibited unless they are put up by the management company in approved format. A maximum of three (3) "Open House" signs are allowed to be posted within the development, but must be put up and taken down on the day of the open house.

9. Portable and/or permanent sports/recreational fixtures and/or facilities are prohibited within The Sweet Dreams Condominium. These include but are not limited to basketball backboards, street hockey nets, volleyball nets, etc. Organized sports/recreational activities (including but not limited to pick-up football, basketball or baseball/softball games) are likewise prohibited within the Sweet Dreams Condominium.

Condo Owners Unit Insurance.

10. Each unit owner is responsible for purchasing and maintaining standard condominium homeowner's insurance coverage. Such coverage shall be sufficient to adequately cover all contents and upgrades, as well as general liability.

C. BUILDING ACCESS, PARKING AND DRIVEWAYS

Parking areas and spaces are designed to provide both convenience and aesthetics for residents. As in most situations of possible contention, the use of common sense and consideration for your neighbors can enhance community rapport and avoid resentment.

1. Walkways, entrances, passages and courts surrounding the building shall not be obstructed.

2. Parking is allowed in designated parking spaces only, with these spaces limited to the parking of one vehicle each. Parking in any designated "No Parking" area is prohibited. Any vehicle found parked in a designated "No Parking" area will be tagged. The first occurrence will constitute a warning. Any vehicle tagged twice will be towed. All towing charges will be charged to the unit owner.

3. Parking of commercial vehicles, defined as a vehicle with commercial license plates and/or with any lettering on its body, is strictly prohibited. Parking of boats, campers, and trailers is likewise prohibited.

4. All vehicles must have current license plates, a current registration card, and a valid inspection sticker to be legally parked on the premises.
No person shall park or leave unattended a vehicle on private property without the consent of the owner or other person in control or possession of the property or for a period in excess of that for which consent was given, except in the case of emergency or disablement of the vehicle in which case the owner or operator thereof shall arrange for the expeditious removal of the vehicle.

The owner or other person in control or possession of the property on which a vehicle is parked or left unattended in violation of this section may remove or hire another person to remove and store the vehicle. It shall be the obligation of the owner of the vehicle to pay the reasonable costs for the removal and for any storage which may result from such removal before he shall be entitled to recover the possession of the vehicle.

Motor Bikes.

5. Motorcycles must park against the curb line, so as not to take up a parking space, but allows a car to also fit into the same parking space. Motorcycles, motor bikes, mini bikes, mopeds or any other terrain vehicles, shall not be parked or stored on patios.

None of these shall be driven anywhere on The Sweet Dreams Condominium by unlicensed persons. Neither shall these vehicles be ridden anywhere on the grassy areas.

6. There shall be no repair or maintenance of any vehicles anywhere on the common grounds with the exception of head lamps, flat tires, jump starting, and fluid replenishing.

7. Motorcycles require a metal plate under kickstands when parked on Association parking lots.

Vehicles per Condo Unit

8. The number of vehicles authorized to be parked on a daily basis on the common property per unit shall be equal to a maximum of one (1) vehicle per unit.

D. PATIO-BALCONY USE

Patios and balconies are limited common areas intended for the use and enjoyment of residents. They allow each resident to enjoy the outdoors in close proximity to home. However, they are visible to your neighbors and potential owners.

1. Patios and balconies shall not be used for storage of trash cans, toys, bicycles, spare tires, boxes, etc. Patio furniture must be restricted to the patio or deck, and shall not be placed on the grass.

2. Clothes, bedding, laundry or the like shall not be hung, aired or dried from windows or on patios and balconies. Outdoor clothes lines shall not be used at any time.

E. TRASH DISPOSAL

To maintain our common areas in a pleasing and sanitary condition, and to avoid extra trash removal expense which could result in higher monthly fees, it is important that all residents properly dispose of waste material in the dumpsters provided.

1. Trash shall be in tied plastic bags.

2. Trash bags shall be placed inside the dumpsters.

3. Trash shall not be burned anywhere on the common grounds.

4. Receptacles such as metal or plastic trashcans, or bags, shall NOT be permitted to stand along the outside wall of any building.

F. APPEARANCE/ALTERATION OF BUILDINGS AND GROUNDS

It is important to safeguard the structural integrity of the buildings for our safety and security. To provide aesthetic appeal of the condominium buildings, which will help to protect and enhance their value and our investment, it is essential that their visual appearance be pleasant, standard and consistent with the architectural design. Please keep this in mind when choosing decorative items which will be visible from the outside of the building.

1. Neither the exterior of the buildings nor any of the grounds shall be altered in any way without written approval from the Board.

2. All windows and patio/balcony doors in units shall have proper window coverings (blinds, drapes, shades or curtains) within 30 days of settlement. Exceptions to the timing requirement may be made in the case of a delay in delivery, or custom drape orders requiring a longer manufacturing period. Exceptions are valid only by approval in writing from the Board of Trustees granted upon presentation of proof of order/delay from the resident's vendor.

3. Christmas holiday decorations, including lights, and other exterior displays shall be put up no earlier than December 1st and taken down no later than January 15th.

4. Any plastic used to cover windows and patio/balcony doors for energy conservation shall be affixed inside the unit, not on the outside, and must be invisible from the outside.

5. All landscaping plans other than the Board's blanket approval of planting flowers and mulching must be approved in writing by the Board. No flowers exceeding 12 inches in height or bushes of any type, including rose bushes, will be allowed.

6. The approved storm door style is the only one to be used. Information can be obtained by contacting the Management.

7. No sign of any nature shall be maintained in the interior of any building or dwelling unit which is visible from the exterior of any such building or dwelling unit.

8. No window air conditioners are permitted.

9. Entrance ways, patios and balconies shall be kept clean.

10. Interior window areas may not be cluttered with personal items that are visible from the exterior, thereby creating an unsightly appearance.

11. The approved replacement window and sliding glass door style is the only one to be used. Information can be obtained by contacting the Management Office at_____________.

Satellite Dish Receivers.

12. Over-the-Air-Reception-Devices (OTARDS), such as satellite dishes may not be installed on a unit owner's deck or patio. Installation of such devices on common property (for example, roofs, sides of buildings and the common area around the buildings) is not permitted.

13. No structural alteration to the interior of any unit may be made without the advance written approval of the Board of Trustees. Such alterations include, but shall not be limited to, the moving of walls and installation of new flooring.

G.  PETS

For those of you fortunate enough to have a pet as a companion please have some consideration for your neighbors. Dogs and cats just put outside and allowed to roam freely do not endear one's fellow residents. It's not very much fun to have to clean one's shoes after walking in the wrong place, or to experience temporary heart failure behind the wheel of a car when a small animal suddenly appears directly in front of one's bumper. Please help your pet to be a welcome member of the community.

1. Dogs, cats, caged birds and tropical fish may be kept as domestic pets, provided they are not kept for commercial purposes or for breeding. A maximum of two domestic pets is allowed per unit. Any other animals, such as livestock or poultry of any kind, regardless of number, shall not be maintained, kept, bred, boarded and/or raised within any unit or on any common grounds.

2. Pets shall not roam freely on the grounds, but must be carried or leashed and accompanied by their owners, or a designated responsible person within the Condominium common areas.

3. Pets are not permitted to soil on the common areas maintained by the landscaper. Pet owners are responsible for the immediate removal and disposal of any deposits from pets on any of the common areas.

4. Pets shall not at any time be left unattended nor be tied or chained in front of, or on the patio, balcony, behind a unit, or anywhere else on the common grounds.

5. Pets shall be registered and inoculated as required by law.

6. All pets shall be registered with The Management Company.

7. Pet owners are responsible for preventing any disturbing noises by their pets or any other interference with the rights, comforts and conveniences of other residents.

H. RULES AND REGULATIONS ENFORCEMENT PROCEDURE

1. Any violation of a Rule or Regulation should be brought to the attention of the Condominium Property Manager. This may be by telephone and confirmed in writing, by any resident.

2. A certified letter will be written to the violating resident (and the unit owner, if a tenant resides in the unit) directing that the violation cease. A resident (or investor/owner) who receives a certified letter, but does not agree that a violation exists, must call the Property Manager within 3 days to discuss the situation. A lack of response will be assumed to be an admission of the violation.

3. Violations which have not been corrected will be reviewed immediately by the Board of Trustees for further action.

4. If the violation does not cease, a $25.00 fine will be imposed on the unit owner. The fine will be doubled each month until the violation ceases.

5. A unit owner in violation of the Rules is responsible not only for payment of a fine, but also for returning the property to its original status. Violations not promptly corrected will be corrected by the Association and the cost will be billed to the unit owner.

6. Fines will be added to your monthly association fees and non-payment will result in a lien against the unit.

7. A unit owner may appear at any regular Board of Trustees Meeting to discuss either a violation or fine. Management must be notified by owner 3 days prior to meeting.

8. In the event that an unauthorized vehicle parked at Sweet Dreams Condominium is not removed after reasonable efforts to contact the owner have been made, then The Board of Trustees is empowered to have the vehicle towed.

 

Posted Friday, October 26, 2012 7:47 PM by Serguei Galkine | 1 Comments


Attachment(s): Sweet Dreams Condo Rules.pdf

Sweet Dreams Annual Budget for Property Management Proposal - We need your approval ASAP

Dear Sweet Dreams studios co-owners,

It seems that we are finally at the end of the tunnel and completion of the project is very close (hopefully by the end of November).
It's about time to start working on setting up an HOA and property management.

Normally, a developer would take up property management at least for the first year, but I think, everyone would agree that in our case, we would not really want a former developer to take over the management.

Our company has been taking care of the property maintenance for the last year and a half on a very small budget of the funds contributed by the buyers/owners for minimum maintenance. We did not charge you a penny for this service, though as you all understand, it involved some administration and labour. We have been providing you with monthly statements of the expenses and all originals of the receipts are available in our office on demand.

It would be only logical for us to offer you our full property management service as no one knows this community as we do by now.

Here's our proposal for an annual budget.

 

As you can see from above our admin commission is 25% of the budget. Most of the management companies in Coco would ask you for 40-45% or a relatively small set amount and then charge you for everything they do on the top of it.

The most expensive item on the budget is security. There's practically no alternative to Josimes Security in Coco/Ocotal area and they charge $1,200 to 1,300 per security guard for the shift 6 pm to 6 am seven days a week.

Day time shift could be covered by our full time staff on site.

You can see that we included our "on site admin assistant" in the budget at $750.00 per month as from our experience, for a big community of 70 units, a remote management from our head office would not work to your satisfaction. Admin's duty will be to do all paperwork like monthly statements and a day-to-day management and administration. This amount also includes rent of one of the studios for the office.

With $75.00 condo fee per month we would be able to put away over $1,000 into contingency fund every month. With community being new, we would definitely need it.

We should also anticipate a possibility of some payments for paving the road leading to the community from the main road and a possibility of some payments for connecting to the municipal water main.

Please keep in mind that we do not make much money on the property management, we make our living on rental management. I assume that quite a lot of you would want your property to be rented when you are not there, so if you are interested, please let us know.

We need your opinion and comments on the above as soon as possible along with your provisional approval or disapproval for our company being your property managers.

Please post your comment on our blog or email directly to us at sales@costaricaproperty.co.uk

Best regards,
S. Galkine

Posted Friday, October 26, 2012 6:16 PM by Serguei Galkine | 0 Comments


Attachment(s): Annual Budget for Sweet Dreams Condominium.pdf

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