Bayan Villa Committee

Some purchasers are suggesting a temporary committee to be formed, so that we have an official group of people to liaise with the developer and the relevant parties, also to discuss / negotiate on issues such as the maintenance fees and so on.

I think this idea is good, but we must get more purchasers' concern and involvement, to enlarge the group. Otherwise, it will be useless. What say you?

Update: New Access Road (July 14, 2009)

Mr David of Bukit Ikhlas and Mr Ismail of MPSJ had bot responded to us on the submission of the access road report. Basically IKRAM has no objection to the report, but still pending comments from the main member of the OSC panel and JKR.

According to Mr Ismail, there is a meeting with the techincal department to be held on July 20, 2009 at 2:30pm.

I spoke to David recently. He said the construction of the pre-approved access road to Sun Garden is under way though Sun Garden had not agreed to pull down the brick wall. Bukit Ikhlas had met with YB Ean Yong on this issue, and YB had agreed to help us to get this issue sorted out, according to David.

Related News:
1. New Access Road Report Submission
2. Update: New Access Road

Bayan Villa Maintenance Fee and Bukit Ikhlas Clubhouse

The clubhouse is not part of the SPA, so the maintenance of the clubhouse shall not be included into the Bayan Villa common maintenance. The clubhouse is built next to Bayan Villa, but it is separated from the Bayan Villa townhouse.

The developer is going to build the clubhouse as planned, and the owners of Bayan Villa are given privilege to join the clubhouse as members without any charge. The members are required to pay approximately RM50 monthly for the clubhouse maintenance, which is separated from the Bayan Villa common area maintenance.

Some argued the common area maintenance fee is too high as it does not cover the clubhouse maintenance. The common area maintenance fee will be at RM0.15 per sq ft as stated, without covering the clubhouse maintenance.

As what David commented, once Joint Management Body (JMB) is establish, a committee is appointed to run Bayan Villa. The committee, represented by elected buyers + developer will have to decide on fees to be collected in order to maintain the common areas. He added, once the strata title is issued, a Management Corporation (MC) is set up, and the developer will be out of the picture. The MC committee will decide on issues concerning Bayan Villa.

Basically, how much we have to pay monthly for maintenance is decided by us. Of course, the more we pay, the better we can have our neighbourhood maintained. The well-maintained and the poorly-maintained are actually depending on how much money we pay monthly for the maintenance of the neighbourhood, especially something like Bayan Villa, which was endowed with beautiful landscapes, water features, CCTV, security, etc.

As for the clubhouse, Kenneth of Bukit Ikhlas mentioned that he would love to include the clubhouse into Bayan Villa project and maintained by the maintenance fees collected, but he couldn't do it as it was separated by the previous developer. Kenneth bought over this project from the previous developer to save Bayan Villa, to avoid Bayan Villa to become another abandon project in Selangor.

He stressed that he was looking at possibility of selling membership to neighbouring projects like Jia. This move was to collect sufficient fund for the clubhouse in order to ensure the facilities in it were all well-maintained.

Kenneth added that after the MC had been formed, and a vote was taken by the owners to take the clubhouse in, he would gladly sell the clubhouse to Bukit Ikhlas home owners for a token sum.

Update: MEX (Maju Expressway)

There was a meeting called by MPSJ, and the developers within 5km radius were invited for feedback. According to David's understanding that if MPSJ can raise sufficient fund, then Selangor state government would want to build it before the federal government.

Are they trying to get credit before the next election? If yes, it is not something bad to us. We will definitely support those who can help us up, right? We can begin to realise the potential of appreciation of Bayan Villa when the MEX interchange is open, perhaps from the current RM300k to RM600k in 3 years time, who know? Let's keep our fingers crossed.

Related News:
1. Meeting - To discuss on opening of an interchange to Maju Expressway

Update: New Access Road

According to Mr Ismail of MPSJ, the proposals had been submitted to JKR and TNB for their comments. He would be meeting the developer, JKR and TNB somewhere in July. Mr Ismail also said that he had mentioned about this in the recent OSC meeting. He also informed JKR officer about the report submission. Mr Pooi of MPSJ also followed up this matter closely.

According to David of Bukit Ikhlas, they had a meeting with IKRAM recently, but he did not mention the outcome of it. He added that there were no objection pending comments from JKR, they would be initiating contact with JKR soon.

Related News:
1. New Access Road Report Submission

Update by David of Bukit Ikhlas - June 23, 2009

1. Pengarah Ismail has submitted the relevant report to the statutory authorities, TNB, JKR, IKRAM etc...
2. CCTV to start this week.
3. Suction Tank at Jabatan Pertanian, across Tmn Uni Indah in progress.
4. Access Road - behind Sri Pinang, piliing work completed, roadwork to commence. Foundation work started near retention pond.
5. TNB started coring work from Commercial ctr through (underneath road ) to old guard house area
6. Optional Packages - meeting with Architect this Thursday.
7. Units - both internal & external - ongoing touch up rectification.

Wei Yong's Q & A summary

On behalf of purchaser Wei Yong:

Q. How confirmed are they to deliver the project by this year?
A. This time they are very positive that the project can be delivered latest by end of the year. If the approved access road blocked at the Sun Garden can be reopened, it might be earlier then that.

Q. Why is the landscaping still at progress even though the project should be expected to be completed soon.
A. The landscaping is actually quite fast to complete because the hardscape is there already. The developer do not wish to put up all the trees so soon because they will need extra resource to look after the trees before the completion.

Q. How is the compensation be paid?
A. It will be in cash and the terms is as per SPA.

Q. Who will manage the property when it is completed?
A. The developer might be the management for the first year and the residence of BV will have to form some sort of owners committee and bring in the management to manage the property after that.

Q. How the Club House works?
A. The clubhouse will consist of the common facilities such as swimming pool, badminton court, etc. Currently it is not decided if the clubhouse shuld be opened to the public or only to the BV because if only open to BV residence, if the participation is low, the cost to maintain the facility will be a problem.

In addition, Wei Yong also said that the dinner meeting on June 16 was very helpful especially to help convince us that they were trying their best to complete the project.

June 16 Meeting

Dear all,

Below is a list of purchasers who will be attending the meeting:

(1) Sam@Sootho & partner (2)
(3) Wei Yong & partner (4)
(5) Cheah & partner (6)
(7) Lei & brother (8)
(9) Au & partner (10)
(11) Terence & Reene (12)
(13) Jeremy Liau
(14) Calvin leong
(15) Latiff

*Max 15 persons.

By the way, the announcement made here is not good enough to reach you because you do not check it regularily. That's the reason why I am requesting your contact details so that I can text or call you personally to give you the first hand news and announcement, if there is any.

Regards,

Sam
http://bayan-villa.blogspot.com

Conclusion of the meeting on June 14

We did not have a secretary to record the meeting but I can conclude what we have discussed.

Basically the meeting is for us to sit down with the correspondent authorities, to discuss on the issues ahead and the solutions too. The developer have done their very best to make the issues transparent to us, and the local council and Pengarah Jabatan Perancangan Bandar MPSJ have assured us that they are working closely with the developer to make sure all the works are carried out without any problem, to reduce any possible delay during CF application.

The Pengarah, Mr Ismail even asked us to call him or email him directly, to ask him about any submission of plan by the developer and the status of the submission. I would say this comes as something very positive to the purchasers because the local authorities and council are really helping us and the developer.

In my opinion, Bukit Ikhlas developer is a also victim of the delay. They took over the project as the previous owner had difficulty to complete it. In such scenario, the possible outcome would have been the whole project to be abandoned and handed over to the federal government, where the completion is forever, and it will be a real nightmare to the purchasers. Fortunately, the current developer took over the project and are overcoming the obstacles in order to complete the project.

Additionally, the developer reps stated that the only obstacle left now is the access road where a study has been carried out by the professionals, and the proposal of the possible access roads will be submitted to the Pengarah in a couple days. They said multiple meetings with MPSJ had been taken place to get this issue resolved. This has been confirmed and agreed by the Pengarah.

From Kenneth to the purchasers

Refer to Wei Yong's concerns raised in the previous post, Kenneth from Bukit Ikhlas, has immediately answered us with something informative and constructive and are concerning all other purchasers too. I am not going to copy and paste Kenneth's post entirely because I have not got Kenneth's consent to do so. I will report accordingly.

In Kenneth's answer, he stated that currently MPSJ wants them to explore the possibility of adding new access road after JKR took away one of the 2 approved access roads. JKR said that the access road near the current road that is being used to access the site is too close to the traffic lights, so JKR did not allow Bukit Ikhlas to build that road, according to Kenneth. Kenneth said that MPSJ wanted them to explore options to replace that road as they feared that the Sun Garden road could not support the traffic when the whole project is completed.

Kenneth said that they were more than happy to build a second access road and even a third one, and MPSJ just have to approve it.

He said, the Sun Garden road would take 8 weeks to complete, and Bukit Ikhlas wanted to start work on it a lot earlier, but certain parties were trying to get MPSJ to deny that road to them, but this was after they understood that it was the only access that they had left. Kenneth did not mention which parties were involved. Kenneth added that the purchasers can clarify with Mr Ismail of MPSJ and Mr Ismail had approved the road.

Kenneth continued, only Bukit Ikhlas will be involved in building the road and they had awarded contract and work had started on Sun Garden access eventhough technically the road had not been approved yet. Kenneth wanted the purchasers to ask Mr Ismail and the local councillor if that road was already approved in DO (Development Order). Kenneth said that they had been to multiple meetings with MPSJ over this issue. Kenneth stressed that Mr Ismail, the Pengarah Perancangan Bandar of MPSJ had approved the road.

According to Kenneth, the only requirement for them was to explore the possibility of a second access which they had done and were in the midst of submitting it to MPSJ. He said the pumphouse / suction tank was being built now and the construction would be completed as soon as possible.

One of Wei Yong's concerns is on the TNB cables were not installed. Kenneth answered that the cables were laid by TNB contractors, and TNB had delayed in their own organisation though they had been asked by Bukit Ikhlas to lay the cables a long time ago. Kenneth said that Bukit Ikhlas's main contractor could not wait for TNB to lay the cables before laying the tarmac as it would delay their handover of the project to Bukit Ikhlas and consequently they would incur a large penalty. Therefore the tarmac was down and TNB was tearing up after that to lay the cables. Bukit Ikhlas would incur additional cost as they would have to resurface the whole roads, else the road would never be even if they were going to resurface the dug up areas but not the whole roads.

Kenneth said that they were negotiating with the authorities and they were come to a conclusion. He said he has asked Mr David and a Bukit Ikhlas employee to attend the meeting on his (Bukit Ikhlas) behalf just in case any clarification was needed. Kenneath apologized for the delay, they were trying to complete the project in time and within the law.

Additionally, Kenneth said that he was more than happy to have meetings once a month or even fortnightly with a couple purchasers, appointed as liaisons between Bukit Ikhlas and the purchasers, to discuss the progress of the project so that all others purchases could be updated after that.

Finally, Kenneth had asked us to attend the meeting on Sunday and also the one on Tuesday, and they were happy to be held accountable for what they had done and were trying to do so.

Wei Yong's concerns

Wei Yong has come up with a few concerns which I think all other purchasers would have wanted to know the answer:

1. Why is there a sudden requirements to add new road, why this wasn't mentioned
when the project started?

2. What is the expected timeline for BI to complete the new roads?

3. Who will be involved in the building of the road? Is it going to be BI alone or another group of contractors that will be deployed. If new contractor, does that means it will goes through another round of project tendering again?

4. Is there anything else that BI still need to do other then the additional roads? We don't want to get new surprises again in the next 3 months when there is suddenly new requirements needs to be meet.

Wei Yong also stated that he had gone to the show room recently and noticed that all the TNB cables were still sitting near the hill there. He was wondering why those had not been installed to all the units if the expected delivery was actually June 2009.

Thankfully, Kenneth from Bukit Ikhlas has answered Wei Yong's questions but we need to clarify it in the meeting on Sunday. I will post up Kenneth's reply to Wei Yong after this entry.

Meeting with all parties (Local council, developer, house buyers) June 14, 2009, 11am

Lei has called YB and this is her update:

Dear all,

Wish to call a meeting with all the parties (local council, developer and house buyers), tentatively on 14/06/09 (Sunday) at 11am, venue: to be confirmed, hope BI allows us to meet at BI office.

I have called YB on this, he needs to check on his schedule and will revert to us. Not able to get Mr. Poi and I will try on tomorrow, will keep everyone update.

Mr. David, not sure if you are OK with the day and time, we do really hope every parties sit in to iron out the issues, since common objective -- to complete project soonest possible and get CF issuance.

Thanks & regards,
Lei

The 6/7 June Bukit Ikhlas owner meet up is cancelled

Can I have your attention please? The proposed Bukit Ikhlas owners meet-up on 6/7 June, 2009 has been called off due to insufficient number of attendants. Another date will be proposed soon, and I am looking forward to meeting up my future neighbours before we really move in.

ChaFoo wrote:
"Hi all,

As of now we only have less than 10 who're going to meet-up:

6 June: 7 ppl
7 June: 6 ppl

I suggest to call it off, until other would want to meet up again. Don't think
we can do much if we cannot represent the majority of the owners.

However I am still looking forward for such a meet-up, then sitting and praying
for no more delay >_<"

The Bayan Villa purchasers' concerns

Purchaser Au Choon Wai wrote:
"Concerns:
- is it possible to know whether the delay was caused duly by the local authority (i.e. additional road, water tank etc) or just a smoke-screen excuses given by Bukit Ikhlas?
- if the additional requirements are unnecessarily asked by the local authority, internal development of Bukit Ikhlas (i.e. playground, landscaping, cctv etc) should have been completed by now and just waiting for the drawings and paperwork of water tank and additional road to be submitted fpr CF. I have the feeling Bukit Ikhlas would say that the local authority wants everything in order before they can process the paperwork, hence the overall development schedule must in tandem with completion of water tank and additional road.
- can we actually know whether these additional requirements was overlooked by the Bukit Ikhlas or genuinely required to be carried out by local authority at later stage as claimed by Bukit Ikhlas? It's now like whatever asked to do by the local authority, Bukit Ikhlas comply to it whether or not as required by the laws."

Purchaser ewyong wrote:
"I do agree with Choon Wai's points. Based on what we see, the landscaping, etc
should have been completed by now. Even the road leading to the project should
have been completed by now. I also confuse why the so called authority keeps on
adding requirements. Aren't there supposed to be a blueprint agreed by the
authority when the project first started?

Since 2005 when BI is selling this project, the only selling point that they
keeps on pushing is the availability of the so called "Putrajaya-KL Highway"
which at the end doesn't even came true. Now suddenly so many new roads will be
build. Does that means the whole BI plan will change again?"

Bukit Ikhlas owner meet up session - 6 / 7 June 2009

There is a meet up initiated by owner ChaFoo. The meet up is set to be held on either 6 or 7 of June 09, a couple days to go from today, venue and time to be confirmed. It is only for the owners to gather and discuss on the delay issue. David might be joining us too.

For those who are interested in joining us for the meet up, please confirm your attendance by putting in your name here, so that ChaFoo can keep a list of possible show-ups.

If there are less than 10 people coming for the meet-up, a new date will be proposed. I agree with ChaFoo that finger pointing is the last thing that we should do, our aim is to get all the problems resolved and get the key as soon as possible.

Reply from David Teng, the spokeperson of Bukit Ikhlas

David Teng, the spokeperson from the management of Bukit Ikhlas has replied us, but it doesn't help to boost the progress of the development, delay means delay. Let me summarize David's reply for your reading pleasure.

According to David, the physical construction of the units has been completed, and they have been progressively receiving keys from the main contractors. But he added that they were having issues with the statutories authorities, who keep changing and adding to their (statutories authorities) requirements.

I am not sure if it is good for me to reveal the details of David's reply, especially on the Syabas and MPSJ related matters. Anyway, the purchasers have requested a meeting with Bukit Ikhlas to be arranged as soon as possible.

A meeting with the management

Hello all, I have called David up for a meeting to be arranged in the near future. I do think a meeting with Bukit Ikhlas management is necessary to clear the doubts and guesses. All of us are concerned about the progress and development, and I think David is the right person to answer our questions. Let's look forward to the meeting.

By the way, you can always call David to update the development of the project. David can be reached at:-

03-8942-1120 (office)
012-332-8001 (Cell)