Avida (Anything and Everything)

[jolly_meeh]

Hi mga sis I just bought a condo from Avida properties. I just want to know kung ano masasabi ng mga sisses natin na nakabili na ng condo with Avida.  They said mabilis daw mag appreciate yung price? 

[pagirllang]

true, ayala kasi. basta ayala maganda ang property management. tried and tested na talaga.

[jolly_meeh]

maganda din kasi location nila hindi liblib. yung sa san lazaro magtatayo nga daw si ayala ng mini trinoma dun eh. may property na construction na lang. 

[miksha]

san banda itatayo [textspeak!] mini-trinoma dun?

[jolly_meeh]

Sa may san lazaro tayuman 

[bluewinkle]

How long should it take for a developer to turn the house over to you?

Our problem is that we paid the down payment in full last Jan 2009 and the house still does not have an actual roof - one year and three months later.  Based on the contract, the turnover was scheduled for the 4th quarter of 2009.  This was as per the schedule of Avida. 

When that didn't happen, they said Feb 2010 at the latest.  Then it became end of March - that was last month.  Now it's end of April.

So basically, our question is for those who bought a house from a developer (i.e. Filinvest, Avida, Pro-Friends, Camella, etc), once the required downpayment was paid in full, how long did it take before they turned over the house to you? 

If they were late (past the turnover date stated on the contract), did they compensate you in any way voluntarily or did you have to ask for something? Or they didn't give anything at all?

Thanks!

[aquacharly]

The thing is, even if a deadline is given, the developer can file for a new deadline based on valid reasons.

The best way to get answers to your queries is to go file a letter-inquiry or letter-complaint with the HLURB.

[hamburgurl]

Unfortunately, wala ring mangyayari sa HLURB sis. Try calling them first and experience for yourself how they handle complaints. They will discourage you pa to file the complaint and will ask you na hindi mo pa ba kayang hintayin ang end of April. Lalo na Avida yan, they earn from these developers. Samantalang tayong mga buyer, wala namang mapapala ang HLURB sa atin.

[milkchocolate]

BLUEWINKLE, we paid the full DP May 2006 and the house construction started Dec 2006. naturn over house namin April 2007. so in your case, medyo matagal na nga yang pahihintay nyo. call HLURB with regards to the compensation you are asking. they entertain naman inquiries over the phone.

medyo OT pero share ko na din....
i went to HLURB before para magcomplain din sa developer ko. dami kasi major defects na di visible nung na-turn over sa amin yung bahay. and deadma lang ang developer namin sa mga complaints namin that time. pero when i told them na magfafile ako complaint against them sa HLURB, after a few days, i received a letter from them stating that the repairs will start na. so ayun, di ko lang alam kung may bearing sa kanila yung pananakot ko. our complaint started January 2008. pero walang nangyayari. i went to HLURB January 2009. then the house repair started February 2009.

[bluewinkle]

@milkchocolate - yes it is quite long.  When we were talking to the sales agent, he said we should get the house by Aug 2009.  When we got the contract, turnover was 4th quarter 2009.  Then it was scheduled for March 2010, then April 2010. 

We decided to have our lawyer send them a demand letter instead.  Turnover is now scheduled for this month - 1 year and 4 months after we paid the full dp.

@hamburgurl - you're correct.  An office mate of mine who has a problem with her house from Pro-Friends called HLURB and they were advised to just talk things through.

@aquacharly - that's the thing, we didn't see any valid reasons.  They said it was due to a shortage of materials and that they had a problem with the sub-contractor.  From our point of view, both issues could have been controlled by Avida. 

This was confirmed after we sent them the demand letter.  It was quite amazing how fast things started moving - so fast, we are now worried if the house will collapse once we move in

[aquacharly]

When dealing with developers, remember this:  document your complaints fully .. take photos with dates thereon, close up, long shot, side view, etc. of whatever you are complaining about.

Then write a letter clearly stating your complaints and demand for repairs  or completion.  Have your letter RECEIVED -- the person should sign and print his name, and put the date. 

Pag wala pa nangyari, follow-up.  Then follow-up a 2nd time, and state therein that if nothing is done within 7 working days, you will file a complaint with the HLURB

All letters must be received -signed for, and make at least 2 complaints.  That way, you satisfy the legal requirements and hindi na kelangan prove na hindi sila nag respond.  aAg nagkaipitan kasi ang daming sinungaling to save their necks. 

Usually, the Developer reacts positively.  Why?  For any valid complaints filed... they will be "wrung" for you know what he-he, plus their bond will be affected,  and their license to sell may be put on hold.  It is easier for the Developer to attend to your legitimate claims rather than for it to later on clear free its bond,  clear up negatives from its history/track record on file, and  free its License To Sell.

Spread the news... that an effective forum for us buyers vs developers is to go write the HLURB... you have to hit the Developers where they will have to listen to you -- their Performance Bond and their License to Sell.     

If the issue is non-delivery or delayed delivery.. follow the above process.  Photograph progress to-date, attach a  copy of your contract, attach a copy of your latest payment receipt (or anything to prove you are not remiss with  your payment sched) ... write the Developer  1x, and then on the 2nd time... give a deadline and threaten to go to the HLURB.  Always works like magic. basta your claims are valid and documented, and you can prove that you made at least 2 demands  for correction or completion.

Pag wala nangyari -- Write a letter to the HLURB with attached copies of your contract, your letter complaints and photos.    Useless to call, better to write.  Because HLURB must act on what can be proven was brought to their attention.  Yang tawag tawag na yan, naku you cannot nail it down na you brought it to their attention so mag aantay ka lang ng wala.

OO, pa receive (sign and print name and date)  mo din your letter to the HLURB.  Make sure you do that. 

[miksha]

has anyone here tried the avida leasing services? they say that if you are a unit owner and you want to have your unit rented out they can act as property managers and do the ff:
- Advertising the unit
- Sourcing and screening tenants
- Negotiating and closing lease contracts
- Facilitating turnover of the unit
- And even give assistance in custom-fitting interiors to increase your unit value.

i would like to get a feedback on their service if anyone has tried them

[bluewinkle]

Forgive me but I just need to vent as the problems with Avida never seem to end.

When we were talking to our sales agent, we asked him if the appliances we were planning to install (i.e. washing machine, dryer, water heaters for the two showers, side by side fridge, etc.) would be possible with the electrical load of the house.  He said yes.

Now that the house has been turned over to us, we've discovered that there is only one electrical outlet per bedroom and it's located beside the door.  Where do we plug the night lamps, computer, aircon, etc.? Stretch the cord across the room to where the door is?

But as it turns out, that's the least of our problems. 

Initially, we inquired with Alecto (an electrical engineering company recommend by the facilities manager at work), how much it would cost to install additional outlets.

They asked for a copy of the Avida electrical plan, pictures of the panel board and a detailed list of the appliances we're planning to install:

1.) Water heater for the shower only (x2) - 3kW to 8kW (according to the website - http://www.alphamalaysia.com/shower-LH-1000E.htm)
2.) Fridge - Whirlpool 21.8 cubic feet - 24 A / 615 W
3.) Washing machine - Whirlpool 10.5 K load - 5 A / 60 HZ
4.) Clothes dryer - Whirlpool 6 K load - 10 A
5.) ACU - split type 2HP - ground floor
6.) ACU - window type 0.75 HP - masters bedroom and the second largest bedroom

Alecto advised that after studying the Avida electrical plan, the load of the house is only 60.6 amps (Line current at 100% Demand Factor), while what we need for the appliances mentioned above is 95.34 amps (Line current at 80% Demand Factor).

They also said that the electrical load for the fridge provided by Avida is just 543W - which is essentially just good for a PERSONAL REF.  The fridge we plan to install is 5520W.

Basically, the house is SHORT by 34.74 Amps.  And if we plan to install a water pump with an electrical booster (or anything else for that matter) in the future, it will no longer be possible. 

Avida's response to this is that they can only provide what's in the plan and anything outside of that will be for us to install.  They also told me that the neighbors have installed all sorts of things including electrical fences and there doesn't seem to be a problem.

To this Alecto explained that house fires are caused not by faulty wiring, but due to the misuse of the owner.  They said that not all outlets are created equal (meaning you just can't plug in anything you like).  And based on the breakdown given by Avida for the outlets, what Alecto is saying is true as each outlet has a specific capacity.

First, the house is 11 months late and dealing with the head office was not a walk in the park (to say the least). 

Then the house itself has a lot of problems and is currently being repaired by Avida (uneven walls and floors, exposed pipes both inside and outside the house, holes in the walls, doors that wouldn't open fully, cemented front porch area is hollow underneath, etc).  Thus, we still can't move in - one month after turnover.

The worst part is that the Avida has been telling us for months (the latest being last week) that we will get a QUALITY house .  What kind of quality do they have that a brand new house needs a lot of repairs?

And to install basic appliances, we need to shell out a ton of money just so that we can actually plug in those appliances and ensure we won't have an electrical shortage?

If you wish to buy from Avida, it would be better to buy a lot and build the house yourselves.  Because the house that Avida provides is not the kind where once finished, you can move in already.  You will need to add and spend for a lot of things just so that you can live in it.

But if you are willing to wait for over a year for the house to be completed, spend around Php 80-100K (according to Alecto) for extra electrical load and outlets, and not expect too much regarding construction quality, then by all means go ahead.

Basically, do not believe anything the sales agent or the head office has to say.  That was our mistake.  We were thinking that since they are affiliated with Ayala, we could trust them to keep their promises (you should check out their website) or their verbal assurances.  But there is no truth in advertising.

Sorry again for the lengthy post but we are just SO frustrated.  All this trouble and we haven't even moved in...

So now, we have to search for a good electrician.  If anyone here can recommend someone, please do!

Thanks!

[pretty_mae]

Really??? I'm planning pa naman to get a condo unit in Avida.. I just inquired last week. Good thing that you made your point on that, coz I'm still contemplating whether to buy a condo or a house and lot...

[bluewinkle]

Unfortunately, yes.  If you wish to buy from Avida (whether condo or house and lot), I would strongly recommend that you ask for a copy of the building plans first.  If they refuse, like what they did with us, move on to another developer.

Best to check what the house / condo comes with before you pay the non-refundable reservation fee and down payment.

In our case, the bill for the extra electrical load and outlets will cost us Php 121K+.

Also, do not expect that the unit will be turned over in time.  We paid for the 20% down payment in Jan 2009 and the house was turned over only last month, last week of June 2010 - 1 year and 5 months later.  We are not the only ones who experienced this, other buyers from Avida went through the same thing.

Lastly, do not expect quality work despite the many promises they make both on their website and by the Avida personnel.  We still can't work on our house as they are currently repairing many items.

[toothfairy16]

Sis, house ba yang binili niyo? anong location? Kasi nagpagawa din kami ng house sa avida and malapit nang i-turn over samin yung house :/

[prettybarbie]

Wow buti na lang nakita ko tong thread na to iniisip ko kasi kung bibili ko ng house and lot or ako na lang magpapagawa ng house ko.... ang iniisip ko lang kasi baka mas mahal magastos ko kung ako mismo ang magpapagawa ng bahay

[bluewinkle]

@toothfairy16 - our house is in Avida Settings Cavite. It's the nearest Avida to SM Molino.  Which Avida are you from?

@prettybarbie - if you plan to buy a house and lot, get a copy of the building plans for your house model first and go over it with an electrical engineer and an architect.  If you're okay with what you see or you're okay with shelling out extra once the house is turned over, then by all means go ahead.  But this should be done before you pay the non-refundable reservation fee and down payment.

I now think that while building it ourselves would have been a headache (but that really depends on your contractor), at least the house will be as you want it and there will be no surprises.

[tiggerlily]

^ super tutok pa rin ang kailangan if you're planning to DIY ang pagiging contractor. kundi surprise pa rin ang bubulaga sa yo. pero makakatipid ka talaga.

i've been following your blog since we're both building our dream house. and nakakadisappoint talaga ang avida. lam mo, may nag-abot sa kin ng flyer ng avida:

me: avida?
sa: yes, ma'am.... (inuumpisahan na ang litanya nya)
me: ayoko ng avida.

haha... sinabi ko yun sa galit ko. kahit hindi naman ako bibili talaga. grrr kasi e. i feel for you sis. yaan mo, may nararapat na karma para sa lahat.

[bluewinkle]

^ Hahaha! That was funny!

You're right about the contractor - dapat rin talagang tutukan.  That's what why we opted to get from a developer instead because we thought it would be too much of a hassle.  But now, we wish we did things differently and built the house ourselves.

But as someone advised recently, I've got to move on so that we can move in.  Let's just concentrate on the good stuff - such as decorating! When will your house be finished? Or have you moved in already?