hi i am owner at zen residence also. see our beloved JMB giv us special present. owner complain after a week only come investigation and jmb is acting like VPC management is so hardworking on Sunday to investigate. quenstion back to them y need to wait after a week only have action while not action within 2 or 3 days.
funny thing



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another issue here. gate down for 2 month still no action or whatever update. as usual jmb is pushing back to SC. this cases almost cause car head to head accident due to some owner without access enter from exit way.


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This post has been edited by calvin989898: Sep 21 2014, 10:49 PM

Brainless people suggest brainless penalty ideas to avoid delay payment.

Hmm, I think so many owners didn’t and not willing to pay is due to the higher price. I suggest JMB should try decrease 10% first, maybe owners response is good and happy to pay. Take RM 100,100.00 assume, -10% is RM 90,090.00. Still enough to up keep right?

another nice P&L provided by JMB. refer the the TNB with actual amount for both month is same. send email to VPC management and JMB till now no feedback.


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The management company that ZEN hired got provide in house technician. I don't know why JMB need push back those common area defects to developer.

OMg.. what is that. .disgusting

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This post has been edited by calvin989898: Sep 21 2014, 10:49 PM

Chill guys.... jmb have their point and they are not entirely wrong. I think we need to understand the role and responsibility of each pillar here (JMB, Management Company & Developer).

JMB - They are representative from the resident that has a responsibility to hire vendors like management company, check and sign the expenses cheaque, and also sound their opinion of what need to improve or what need to be done to the management company

Management company - Will overlook day to day maintenance of the entire property, vendor to the property (such as cleaners, pool maintenance, gardener and etc). They are also responsible to find new vendor for new upgrade works and also propose to the JmB

Developer - Whatever that is suppose to be provided by the developer when you sign the SnP and they did not provide then it is a developer issue. Meaning if they say that each unit will have alarm system but after VP you still did not see it then each owner have the rights to complain and you can also bring the developer to tribunal (if the SnP or brochure did mentioned that). Other than that, any things that is currently in the property that is spoil or malfunction, the management company also need to ask the developer to fix it (if it still under warranty) as you wouldn't want to use the maintenance fund for things that are under warranty.

If you guys have time you may want to read up Building and Common Property (Maintenance and Management) Act 2007 Act 663

Hi Magpie, but our JMB totally wont accept what we comment and suggestion. Even all the vendor quotation also hide from us.. i just know pay maintenance fee but i did not see anything well maintain,
Lift card access failure, who also can enter ur floor, this was far away from what we buy this condo. we want is the security but gone.
Guards, guard manager can simply ask resident borrow money, after feedback to JMB and no action to take.
Pool and gardening totally no maintain at all...
Now even carpark lighting also did not switch on all, just partly only.. very dangerous.

Magpie, are you stay in zen ? if not u wont understand how we disappointed.

hi magpie, we know the jobscope of each party. but the issue is all work is seem like done by JMB. there is few key person to handle and finding vendor itself. and we not sure those vendor they engage is decided by vote or??while VPC management is not doing anything. none reporting provided. i think all vendor or 3rd party is jmb finding. and we have no idea or any official email showed by jmb or VPC management tat complain to SC and waiting their response or the SC is delaying us.

I think is communication....Vendor voting is internal within the JMB but that should be publish in the MOM. Now back to the question of VPC doing nothing, i think the owner page should be manage by VPC and not JMB. I understand that VPC may not be aware about the surrounding 100% hence it will be best the residence can be their eyes as well (for example: resident can say, please change the blow bulb in block B level 10 in front of the lift and the VPC can reply, Ok done when they done it). Rather than Resident complain --> JMB need to convey the complain to VPC (which is not jmb job). On the verge of renewing VPC contract, JMB can also use that platform to evaluate if VPC is doing their most basic requirement / jobscope which is maintaining the surrounding. Anyway that is what i think

hehe that y i say VPC is doing nothing. owner email complain they dun wan to reply. and jmb is grab all management job and do it. what for we hire the VPC. tat cause us 17k each month and each month is increasing. asking for official email regarding those issue and they will giv thousand reason for it. even vendor voting they should have proper document to record down. now even the vendor have voting done or not still a question. also we not seeing any MOM.

This post has been edited by HoneyLilyCheong: Jul 31 2013, 03:29 PM

Not sure what kind of worm is this. But if there is chlorine inside the pool, should have no worm survive or breeding.

Looks very geli, now I have stop bring my child to swim at this moment.

This exit boom gate is not down, is purposely shut down by management. Heard that majority of owners complaint this exit gate, they are having scanning card problem. Now they are awaiting developer response to relocate the scanning machine. But this issue has been pending almost 2 months.

Seems like alot of "NEW MEMBERS" just joined today in this post, just join lowyat today or simply want to ACCUSE someone ?

Hmmmm.....

This post has been edited by marlon4: Jul 31 2013, 05:35 PM

My dear neighbours and fellow Lowyat.net members,

I shall respond from the point of the JMB committee and also as an owner at Zen Residence. I had been thinking of not spending my time and composing a response on all these accusations made towards the committee but when it comes to questioning of the integrity and money handling or as you call it 'kangtao', I feel the need to voice out.

I always tell myself 'Integrity is doing the right thing, even if nobody is watching.'

For starts, let me provide a general overview to the public. Zen Residence was built by Sentral City and this is their first development. It's located in Batu 14 Puchong, do have a look at PropWall or search it up on Bing/Google to get overview of the condominium. In a summary, it's a low density condominium consisting of two block of 21-storey residential units built on a 4.16 acres of land. There were a lot of upselling done by the developer's sales team where not only myself but I believe every owner who purchased a unit at the start got short changed.

I am not going to sweep all the dirt under the carpet, Zen Residence has a lot of issues at the present and will in the future. With that said, I also have to say that quite a few of the issues are resolved or being worked on as we speak. The committee has taken over from the developer in end of March 2013 and then since then in a short time putting in a lot of personal effort and sacrifice in ensuring that issues are driven in accordance to its importance. The condominium is still under Defect Liability Period and with the developer being a pain in the a$$, its an uphill battle with them. The committee can't be paying to fix things that are within the warranty period.

Coming to maintenance fees, at present it is at about RM 0.2485 psf (add 10% for sinking fund). Can this be reduced? Of course it can, as the committee gets mature and further reduces the cost of monthly operations I am certain we can reduce the maintenance fees. Remember the value of the condominium all depends on the upkeep of the building.

Example of Maintenance Fees calculation (my own unit):
Total Built Up: 1411 sf
Maintenance Fees: RM 389.62 (includes sinking fund)

Which makes:
Maintenance Fees psf: 0.2485173635719348
Sinking Fund psf: 0.0276130403968816

*Take note we have various unit sizes ranging from 1,178 to 1,493 sqf (not including the 2 units of penthouse)


Potential Owners,

If I can turn back time and change my decision, will I still buy Zen Residence with all the short coming that were caused by the developer, my answer is still be a big capital YES. The surrounding may be a bit kampung'ish, but I love its quietness being not next to the main highway. Of course you have the noise from the schools and temple nearby but they add character to the place. After all they have been they way way longer than this building. I also get to boasting rights for the best view for fireworks from my balcony hands down.

If you need a personal tour of the place, issues that happened, happening and/or progress reports, feel free reach out to the management office and schedule an appointment with the building manager or if need be myself as well.

And with regards to foreigner tenants, we are on a very low I must say approximately 20 odd units and of that 4 - 5 are families with children.


My dear neighbours,

You elected the committee that is sitting in the office. If you think the committee is really swindling your money, why the h*ll are you sitting on your a$$e$ and complaining on a forum?! UBAH! Make a report to the Commissioner of Buildings (COB) or even make a police report with a bribery charge on the committee. If I was in your shoes, that is what I would do. Accusation and slander is easy to be thrown my friend.

When one person makes an accusation, check to be sure he himself is not the guilty one. Sometimes it is those whose case is weak who make the most clamour. - Piers Anthony


I hope this does not start a chain reaction of defence and further accusation. Members of LowYat, need any additional information on Zen Residence? I welcome you to PM me. Enjoy the rest of your week.


JMB Chairman

This post has been edited by baghavan: Aug 1 2013, 11:13 AM

Maybe malaysia is full of KEYBOARD WARRIORS ?

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This post has been edited by calvin989898: Sep 21 2014, 10:50 PM

are those advertised price on iproperty the current market? I saw like 380 to 400k for 1205sqft unit?

Some say bank valuation is at 490k