Hi Jliew168 - We apologize for the unpleasant experience you had with our RiverCity Condominium.

The Defects Liability Period extended to the first purchaser by the developer is automatically assigned to any subsequent purchaser via the Deed of Assignment up to the maximum period of 24 months from first vacant possession date.

We hope the above clarifies all doubt and once again, we apologize for all inconvenience caused.

Do PM us your contact details and let us get in touch with you and see how we can work out something special for you on your next purchase from us.

Salam & Morning Admin LYG ,

Is there any info/update pertaining above issue? (Garden Height Phase 2)

Hi remi_macho - As informed a few post up, the CCC for Garden Heights Phase 2 has been obtained on 11th November 2014.

You should have heard from our Sales Admin Team on final billing, and once this has been released by your goodself / end financier, you can proceed to collect the keys of your Garden Heights Phase 2.

Noted and thanks lot for your prompt reply.

Thx for your reply.

I would like to know if garden heights come with gated and guarded too like acacia park?

Please note that Arcacia Park IS NOT gated and guarded. Please dont confuse the terms Gated and Guarded as its applied strictly on strata titled properties.

Arcacia Park only proposed self guarded. I believe like most individual titled properties, you cant even build the boom gate and guardhouse when properties are vped.

Garden Heights is roti kosong.....ordinary taman nia.

Hi BEANCOUNTER - For clarification of all doubts, we have never advertised or claimed that Acacia Park (or Garden Heights) is a guarded and gated development.

What we are doing for Acacia Park is getting all the owners to pre-sign their consent to set up the Resident Association upon completion of the project. With this, we as the developer will deliver together with the houses the perimeter fencing, street CCTV and guard house, which will be maintained by the developer for the first year and subsequently to be handed over to the Resident Association.

For Garden Heights, we will also deliver the perimeter fencing and guard house to the Garden Heights Resident Association. It's just that Garden Heights wasn't planned from the start to incorporate this, so we will need to get a 80% mandate from the existing buyers.

We will obtain the necessary consent.

This post has been edited by Low Yat Group: Nov 20 2014, 02:27 PM

I am one of the buyer of Phase 3 garden heights and was told that Garden Heights is gated and guarded property by the sales person .

So, it means that in order to be guarded and gated residential area, the Resident Association will work on its own with the support from the community. Am I mistaken if I interpret it this way for Acacia Park?

For Acacia Park, it will be good that LYG manages it for the first year as many residents may only start moving in after 3-6 months. If it is directly handed to the Resident Association, not sure who will go collect the debts (fees).

LYG, first year how much will be the maintenance fee + sinking fund per month?

This post has been edited by FirstHome: Nov 21 2014, 05:48 AM

Gated and guarded is done via strata title or individual title + deed of mutual covenant(DMC). Normally condo uses strata, landed might use strata or individual + DMC. Rules are spelled out inside DMC and the RA or Joint management board can bar you from entering the compound if u din pay maintenance fee.

Fenced and guarded is self appointed RA and houses are individual title without DMC. So, if u din pay they also can't block u from entering the taman.

Example g&g : Kota kemuning, jade hill, setia eco park, desa park city, m resi 2. Fees are ard 180-300, including club house
Example fng : Rimbayu, setia alam, m resi 1, acacia park. Fees are ard 50-80 nia, excluding club house

G&g requires higher monthly maintenance fee to pay for own cleaner for roads and common places. F&g wise kerajaan Negeri will still clean the roads for you, under purview of majlis perbandaran.

My 2 cents

This post has been edited by keponggangster: Nov 20 2014, 11:32 PM

Dear Low Yat Group,

Thanks for replying. I never indicated that Low Yat Group misled potential or actual buyers, but info flew through to receivers obviously indicated otherwise (refer Jagjeet above).

also from recent experience and after the strata title act passed few years back, these days developers cant build guard houses until the VP process is done (re: emerald garden, MR1). So will Low Yat be building all these so called GnG facilities before VP or only after VP?

If only after VP, how long before the buyers eventually enjoy all these gated benefits?

To all buyers...please do know your rights properly. Not everything is black and white as stated. Signing the DMC is not everything. DMC is only doc enforceble by legal means, not protected under Strata Title Act. We all know how long to enforce anything under the current legal system in malaysia, and its cost as well.

Kepongangster, you have loose idea on GNG and F&G.
Only portions of DPC are properly strata titled and MR2 is full strata.
Rest are individual titled. Local councils can revoke self guarding if they want to. just wait for complain from one or more residents.

club house is never part of GnG. By the way for SEP and JadeHills, club house fee is paid seperately. Definitely on top of 180-300 as claimed.

Still confuse? yes you should because it is meant to be bcos developers are trying to accomodate buyers wishes and the laws are too slow to play catch-up.

in a way, your understand is correct. the developer via its subsidiary usually will try to put in place a system for guarding in the 1st 12 months after VP.
after 12 mths a so called RA will be formed and developer will hand down all responsibilities to RA and wash their hands clean.

now the tricky part is dealing with non compliance residents......hihi...you think you have all the right but you dont under the non strata titled properties. This is the exciting part.

Good Luck!

Bandar Tasik Puteri will be participating in the StarProperty Fair 2014 happening from today (Friday 21st Nov) to this Sunday (23rd Nov)

Location: KLCC Convention Centre, Hall 4

Booth Number: M27 and M28

Do visit us to find out more on our ongoing projects (Garden Heights, Acacia Park and Seiring Residence)

There are limited Early Bird units left for Acacia Park Phase 2!

I never mentioned DPC is strata title. Please read carefully as I only quote example of G&g for DPC. G&g can be individual title + DMC such as KK.

If one want more stringent definition for Gng, then only strata title can qualify lor. Taiko Bean

Yes, definitely local councils can revoke those non-strata title ones.

By definition of Strata Title Act, a gated and guarded housing estate only applied to strata titled development. Period.

OK. Understood. will go on for this definition instead of developers' own definition. ahahah

That was my statement when I argued with my friend from KK. I got belasah kaw-kaw until I believe in Individual + DMC = GnG.

This post has been edited by keponggangster: Nov 21 2014, 11:32 AM

if its not strata titled landed...developer only provide info to confuse or excite buyers nia......

more like they speak half and you formed the rest of sentence....