New Royal Park Village Management 2010
Boom has spoken to several members of the Royal Park village to instruct us to set up our own village management and maintenance system.
As of the end of May 2010, The village will not be managed by the previous company and the Royal Park Village will have to be self managed. After Boom spoke with certain members of the community an emergency village council has been set up. They are
- Richard 315/272
- Panu 315/248
- Konkrit 315/194
- Surinya 315/250
- Prichard 315/240
- Wan 315/220
- Bob 315/271
The village is losing money Today
After looking through the basic accounts, I can confirm that the village cots more to run that it presently takes in management fees. From my calculations over the last 5 years Mr Rungarung has lost more than 1,000,000 Baht managing our community.
This has to change with immediate effect
The monthly out goings at this time are
- Security staff 7 men 56,000 Baht per month
- Pool cleaning 10,000 Baht per month
- Electric 30,000 Baht per month
- Water 4,000 Baht per month
- Garbage collection 1,000 Baht per month
- Gardener 6,500 Baht per month
- Other outgoings 1,000 Baht per month
- Total Monthly outgoings 107,500 Baht
- Total Yearly outgoings 1,290,000 Baht
- Total yearly incomings 1,096,332 Baht
Total loss at the end of the first year 193,668 Baht 
This means if we make no changes the village will go bankrupt this year. If people do not pay we will go bankrupt this year. This will result with
- no bin collection
- no street lights
- no security guards
- streets not being cleaned
- swimming pools closed
We all will have to pay our maintenance fees.
This means if we make no changes the village will go bankrupt this year. If people do not pay we will go bankrupt this year.
A new bank account for the village maintenance fee will be set up
This week a new bank account for the village maintenance fee will be set up, then you will receive an invoice for the year and we will ask you to pay the money into the Village Bank account
Royal Park council first meeting
The Royal Park Village council had its first meeting and voted to cut the security staff from 7 staff a day to 5 staff a day. This is to save money to help balance the accounts. We also discussed changing the way the security works to make the village safer. Instructing the Security company on how we wish the guards to work,
Meeting with residents of the village
We will call for a Royal Park Village meeting to invite all residents, but in the immediate future we have to concentrate on getting the bank account open, invoices out to all houses so we can begin to pay the Royal Park Village bills.
Contact Richard on 089 250 8765 or leave comments below
Please note the Royal Park Village council are not here to listen to complaints, we have been set up to get the funds in place to pay the Royal Park Village costs only. Please do not contact us for any other matter.
12 Comments to “New Royal Park Village Management 2010”
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May 8th, 2010 at 10:35 pm
Hmm. Interesting development carried out in haste and secrecy!
It would be interesting to know how it’s possible to compel those among us who have no interest to pay up. What sanctions exist?
Also I would like to see this compound run by a proffessional management company even if it costs us more and as for the security company it’s time for another change, there must be some professionals out there.
The counsel should also be taking legal advice on what they can or can not be doing.
In the meantime good luck.
Peter
May 8th, 2010 at 10:46 pm
Interesting development. Naturally you have my support and I echo Peter’s comments regarding sanctions. The best thing is that we can actually have a report on what the costs are. I hope that will help to motivate people.
Kind regards,
Colin
May 8th, 2010 at 10:58 pm
Hi Peter,
we are not talking about sanctions, but it is quite simple if people do not pay the following will happen
* no bin collection
* no street lights
* no security guards
* streets not being cleaned
* swimming pools closed
Up until now people havent paid for many reasons, but it was at no ones cost as Mr Rungarung picked up the tab. This has now changed. Mr Rungarung was tired of losing 200,000 baht or more a year so has told us like so many other villages. Do it your selves.
If we do not get this done our village will go to ruin and you will hate where you live. I can take you to villages where this has already happened. Those villages would be lucky to sell there houses.
May 8th, 2010 at 11:07 pm
Hi Colin
The costs are listed above, but here again
The monthly out goings at this time are
* Security staff 7 men 56,000 Baht per month
* Pool cleaning 10,000 Baht per month
* Electric 30,000 Baht per month
* Water 4,000 Baht per month
* Garbage collection 1,000 Baht per month
* Gardener 6,500 Baht per month
* Other outgoings 1,000 Baht per month
* Total Monthly outgoings 107,500 Baht
* Total Yearly outgoings 1,290,000 Baht
* Total yearly incomings 1,096,332 Baht
Total loss at the end of the first year 193,668 Baht
This really isnt about sanctions, it is about responsibility and i will be honest with you, of the people that i know on this village, I do not know one that will not pay.
As from June we have no choice, pay or switch off the services.
May 9th, 2010 at 7:38 am
Richard
Not surprised at this. Thank you and others for filling the gap. I never have a problem paying for the necessary upkeep and maintenance of the village and my hope is that everybody will pay. It will not be a huge amount and it is for the benefit of all. Whatever shape the future management takes, given sufficient resources, we will probably have a more responsive and efficient service.
Good luck
May 9th, 2010 at 12:33 pm
Unfortunately a swift knee jerk reaction to Rungruang’s latest purported decision will only lead to more confusion, problems and diviision.
Surely the first thing needed is a clear understanding of the legal situation which, no doubt depends on Thai Property and Contract Law.
To date, despite numerous attempts, I havennever been able to ascertain that there ever was any legal service contract between the various property owners and the party who originally sold the properties. Numerous letters sent to Rungruang on this matter have been totally ignored!
Had there been any contract it would be clear that the parties to such contract, and only those specific parties, are the only ones concerned.This would no doubt be the Legal owner of the individual properties, be it Thai citizen,Thai citizen with Farrang spouse, Company owned and contolled in part by Farrang or Thai and Rungruang or a Company owned by .
Rungruang’s duties and liabilities and those of the property owners would thus be clarified, if Rungruang did not fully abide by the terms of the contract then he could be sanctioned under the law and any owner did not pay the Service Charge could similarly be subject to sanction.
Indeed, if there was such a contract this would determine whether or not Rungruang can take the action he proposes and what formalnotice of withdrawalof services he is required to give.
By getting someone to contact a few, no doubt carefully selected occupiers ( who are not necessarily the legal owners ) other than those few who were contacted, the remainder surely cannot be considered to have been formally advised that the current arrangements have been altered in any way.
Of course,if there has never been any formal contract entered into by all individual owners Rungruang can do what he likes but by the same reasoning, there was never any legal liability to pay anything to Rungruang.
I make the above comments because any precipitate action taken by an ad hoc group of villagers ( however well-meaning ) can easily leave everyone in exactly the same situation in the future.
I note that this group of villagers isredferred to as a Village Emergency Council but as there is no legal framework, Memorandum and artclesof Association for any such body and as they have not been elected they can only act on their own individual behalves and not on behalf of the village as a whole or any other property owners.
Whatever they do, unless they are a legitimately formed legal entity ( under Thai Law ) who enter into a legally binding contract with all the property owners, they cannot enter into contracts other than on their own behalf and certainly cannot demand any payment from others.
Some, reading this may come to the incorrect assumption that I am against the idea of a Village Council or Organisation which I am not, but I am against hasty action which is not thought through and which is taken without any regard for the legal situation and position of the legal owners of the various properties.
Indeed, some of those concerned are no doubt tenants and not owners of the property in which they reside and whilst their views should be taken into consideration, their actions and liabilities are governed by the terms of their leases.
Unfortunately, in addition to the above, there are many matters to be considered before any action is taken.
A full and accurate list of legal owners is required so that they can all be contacted and not just those English speaking owners who happen to have access to e-mail.
Consideration needs to be given to the situation if any owners decline to join the Club since without a formal binding legal contract between the owners and any management body there isno likelihood of all owners contibuting even to reasonably incurred costs.
What about those owners who have already paid for services for the period beyond the date that Rungrunag is allegedly withdrawing those services etc. etc. the list is endless
I am sure that in the short term enough villagers will pull together to enable basic services to be maintained but any temporary arrangements must be clear and open and everyone must be advised.
Before any arrangements are made for any long term solution far more information, advice and consideration is needed.
For those who do not know me, I am a retired Chatered Surveyor with over thirty years experience in property management and the above comments are madein the light of experience with property management matters including dealing with tenant associations and management companies where each property owner has one share per property in a Company specifically set up to manage common areas.
May 9th, 2010 at 7:32 pm
Further to my earlier comments and assuming that “admin” is actually Richard, could you,Richard please confirm that information on the people you invited to form your ” Village Council ” is correct since at least one person included thereon does notappearto reside at the number shown when compared to the village map which you circulated some time ago
May 9th, 2010 at 9:14 pm
I concurr with Glynn Challinor.
I will not concede to a village councel picked arbitrarly.It must be elected by the home owners themselves.No ifs or buts.
Over the years I have consistently registered my complaints about the horrendous service of what is assumed as maintenece without a single reply.Even today we have uniformed people saluting at electronically controlled gates allowing anyone and everyone to enter the village.Otherwise that is the extent of their work to salute.The common pool is filled with Thai kids who come into the village at will.Abundant Litter on the common street I pick up daily.Did someone mention gardening?I have learned that the yearly garbage disposal costs is 436 baht per a house.
Any future council must have verified transparent accounting procedures in order to be legitimate.It MUST hear and listen to the legitimate complaints of resident owners otherwise it will not be considered legitimate and will only serve the interests of a few certain individuals and furthermore contribute to the anarchy that exists. In conclusion,when a resident owner is subjected for six months to the ceaseless constant wailings and screamings of infants from the home next door who are brought in from countryside relatives here then IT IS A communal village problem for next time it will be YOU and no one will hear your complaint,neither will I. We either stand together for each other as a communityor fall as individuals concerned in our own selfcenetred existences.I bought this home to live out my days in peace.Thats all I ask.
May 11th, 2010 at 12:51 pm
we have had several meetings including talks with a Thai legal company.
Since I sent out the original email, we have had several meetings including talks with a Thai legal company.
Western people living here must remember that rules and regulations from the UK have no bearing in Thailand.
The emergency council are setting up a basic system to ensure the monthly bills of the village will be paid. That is all that we are doing. We are following the legal advice that we have been given.
A Bank account has been set up and invoices will be going out to all residents.
Glyn / Lou I agree that it is important for the village to have a residents committee.
This is very straight forward.
Kind regards
Richard
May 11th, 2010 at 1:54 pm
Amazing, After 6 long years the developer (who advertised during build that he also maintained the village) has finally managed to shed the responsibility.
As far as I was aware there was a set maintenance rate for each house (based, I am not sure why) on the area of land for that house. The rate set covered street lighting, security and waste disposal. I was assured by Boom on many an occasion that all people paid. This was however difficult to ascertain as no account records were ever forthcoming.
Well done the New Committee for deciding to set up a bank account and have the maintenance paid directly into it.
I am assuming that the Committee will issue regular newsletters informing of any change in rate; a full account of how the money is spent and a list of the houses that do not pay and the reason.
May 11th, 2010 at 2:11 pm
Still waiting for accurate details of the make up of your Village “council”
Your reply tomy earlier post unfortunately requires further comment,thenumbers below refer to the paragraphs in your reply.
2. I am well aware of this but other developpers have done it in a proper way not like Rungruang
3. Ditto
4.He has only lost money due to his own incompetance and by refusing to discuss answer and address concerns expressed to him
5. Hence my repeated reference to Thai Property and Contract Law. His actions still remaine open to question legally.
6. I trust you have obtained expert and reliable legal advice.
9. This is not likely to be staightforward unless it is carried out properly.
10.This may well be the case but has he gone about it legally?
11. I thought you said that Boom had contacted several rersidents but now you imply that Rungruang spoke to you because you were apparently elected to represent thewhole village. You may have been elected by a minority of folk at a meeting, but who were they ,what did they elect you to do. In any event this wouldonly give you authoritybto act orspeak on their behalf.You do not,never have and never will represent me in any matters other than those where you have express authority.
It may be however that you are actually speaking for Mr Rungruang on village matters.
12. I am comforted by thefact that all you want to do is to maintain basic services.
What everyone needs is a clear honest and open approach to all matters affecting the village and by all those concerned therewith
Once the immediate perceived problem of basic services is settled I hope that eveyone will be treated in the same way and people’s concerns will be properly addressed and not ignored as has happened in the past
May 12th, 2010 at 6:46 pm
Many thanks to Richard and all members of the emergency committee for taking responsibility and acting so promptly to keep the village services running.
As we are now all in this together I would like to propose that Glyn be appointed to the committee as our legal advisor or representative. This would allow him to officially follow up on his legal concerns prior to the next utility/service bills becoming due, in June. Glyn’s considerable experience and expertise will also be of benefit in the future as the new village management moves forward.
I would also like to ask Lou to give some consideration regarding as to where or who we direct our complaints. We all have them, for sure, but maybe address them in different ways. Would Lou wish to head up our village complaints hotline? If not, then what does Lou suggest? I doubt a professional management company could help with his personal grievances and would only result in a significant increase in maintenance costs without adding value to village development.
Perhaps we need a village policeman…I’m trying to think of an ideal candidate!