Cause Strata is basically private land... the entire piece.. including the roads etc... basically a landed condo.

Others are kinda pseudo GnG as in its still majlis that's upkeeping the roads/garbage etc...

Oh... I have been checking up on Rimbayu area... and I have a fren who actually bought a house there (Chimes).

Apparently there are some SERIOUS land settlement issues... my friend's porch is literally sinking... there are cracks all over the place. IJM have been doing a haphazard job of rectifying it. Apparently its not an isolated event, understood its affecting the entire chimes phase... so most havent even moved in.. some after renovation see their kitchen sinking they even moved out and rent a place elsewhere.

I saw his defect list with pictures... not pretty... now its making me worried if TA's development doesnt have enough piling it might suffer the same fate....

Strata land... entire land is essentially one piece.. everyone owns it...

Hence everyhting inside including the road is private...

U can refuse entry to ppl..

They have 2 issue with FnG..

1. Ppl start refusing to pay maintenance
2. U cannot legally deny anyone entry... its public road

I think its a culmination of several factors...

1. Land itself, there must be issues involved that makes it settle

2. Inadequate civil works. Not enough packing, no piling, soil investigation works etc.

I used to be involved in civil works for petronas etc, we are turn key contractor to built refineries on a BEACH, thats not the best foundation, sandy crap. But with proper civil work, sufficient bore piles, if not enough we dig below ground, laying big concrete slabs etc, you can prevent such things from happening.

So in a nutshell, its IJM's fault for not doing a proper work.

I do HOPE that TA will do a proper job.... we are paying 1.5M vs 600k for Rimbayu/Chimes...

Its not the norm, its the only way to have a GnG development now legally.

Selangor will not approve non-strata GnG stuff any longer...

Water and Electricity cannot be withheld, cause that would result in a "unlivable condition" which is not an option legally speaking.

Not very sure if you can prevent their cars from going in... but its essentially like what would happen if you dont pay maintenance for a condo..

Actually its the opposite for me...

I'll look at condo when I retire. I will get a condo linked to a shopping complex like MV etc... so me and the wife can easily get food/groceries/coffee/movies etc without driving around in the jam and rushing for parking.

You dont want a 4000sqft place for 2 person in their 60s

1. Normal GnG its very hard to force ppl to pay. If its strata, then its like Condo, you have more ways at your disposal to make them pay.

2. No you cant. Its not your taman, its the govt's road, if someone wants to ronda ronda its his business. aka its not private property unlike Strata developments.

Well I'm not saying 600k is not money, im saying piling is expensive (and it is) so if they have bigger profit margin then they are more liable to be able to afford a proper construction.

Not sure if its in the Rimbayu thread in this forum...

But the pics that I have is from my friend's defect list/report, not convenient to share

Which part of the law states its legal to block ppl from accessing public roads?

Layman logic doesnt work with law sir.

Here is a clip taken from The Star :

***************
Petaling Jaya City Council (MBPJ) councillor Derek Fernandez called on wakil rakyat to amend the Road Transport Act 1987 and Street, Drainage and Building Act 1974 to make this possible.

He said this in response to StarMetro’s story “Admission is no barrier” which revealed that security guards were allowing non-residents to enter neighbourhoods without asking for details and registering the visitor.

“I have raised this issue since 2009. In a guarded community, even if they receive support from the local authority, guards have no legal power to ask for any form of personal identification document, especially MyKad, let alone prohibiting the public to enter via public roads.

“This is unlike gated-and-guarded communities where the guards have a right to stop outsiders from entering as it is private property.
***************

You can also read more here... the F&G you referred to is in the first part under "Guarded COmmunities"
http://www.malaysianbar.org.my/conveyancin...ies_part_i.html


A "legal" F&G just gives the RA the RIGHT to erect a guardhouse and the boom gate. Otherwise that in itself is ALSO illegal. The so called Legal F&G doesnt give them the right to deny entry to public roads. If people wan to go inside and walk around the PUBLIC park and enjoy the PUBLIC greenery they can also.

As for wait around for the cops? Lucky me I drive a pickup with offroad bullbar.. I'll just drive thru and let the guard slowly call the cops on me.

Anyway, as I have explained previous, I was eyeing a very nice F&G place.. and i tested their "security", they HAD to let me in at the end without me giving them a single scrap of ID, but they went thru all the steps and even assigned a guard to follow me around on a bike... so I'm impressed and ALMOST bought a house inside.. alas the feng shui was no good.


edit : Oh and its not just me bullying the ignorant bangla guards, they even called the RA President to talk to me to no avail. Know you rights, dont let ppl push you around sir.

edit 2 : Oh I hope you dont take this the wrong way, I'm not trying to be confrontational, just wanted to put forward my humble opinion, we are all here for the love (hopefully well deserved) of TA

This post has been edited by MeToo: Aug 18 2016, 10:57 AM

Valid point.

THose crudely errected guard house = confirm not strata G&G, infact it might not even be a legal gate.

Older G&G, pretty sure not Strata... its those "legal" F&G

New G&G in Selangor, almost all Strata, they dont give out permit otherwise.

Are there rock blastiing going on? Does that mean TA/ES is built on more solid foundation?

Cause I was looking at the map, I notice the Gamuda piece of 270 acre land is right next to several pool or water, looks like peat lands?

That TA/ES land clearing going on, cannot see what is originally there.... maybe I should drive out to the TA site on my pickup and put on a hardhat and pretend I'm a contractor to survey

Put forward hard facts instead of being vague and dumping "read xyz".

I put forward the law which states you CANNOT "even stop anyone form entering until police arrive".

I dont see any solid facts from you tat states otherwise dumbass until then pls understand GnG non-strata land is not your private road, its PUBLIC roads, get off your high horse and accept that fact.

This post has been edited by MeToo: Aug 22 2016, 10:33 AM

AARRGHHH just signed my Bank LO ytd... sigh...

I think like willyboy88 said the referral fee is open for quite some time... no such thing as shut off this weekend only. I'll be in this weekend to sign the S&P (SA was pushy and my 30 days also almost up, although the 30 days limit from booking to S&P can be extended as I understand it).

Ya. Lets get the WA group going for Cheria buyer so we can update each other.

aronteh you can PM me or willyboy88 your mobile if you want to join the WA group. I'll be buying for own stay, so we probably end up being neighbours

0.5% still money leh.....

I prefer small fee compared to those 1+2% given by Eco... u think its really discount? Its already cost into the project, so the referral fee is actually coming out of the BUYER's pocket....

I can definitely see where you are coming from. It's great some can benefit from such program.

However the way I look at it is.

Let's say all developers aim for a 20% profit margin.

A house that cost 1M to built would have to be sold for 1.2M to achieve that.

Now if I buy from a developer who doesn't throw such schemes I pay 1.2M and get a house with a built cost of 1M.

If I buy from a developer who aims to start giving 3% extra referral scheme. I would be made to pay 1.2M + $37,000 for the same house just so they can give the 3% and still achieve their 20% profit margin.

So basically I'm paying 37k extra to maybe be shared with the "introducer"