Residents refusing to pay maintenance in gated village.

[NONG CHOK]

7 minutes ago, Ralf001 said:

 

And throw it back into their property if left out front.

In our village the home owners are issued with gate passes to scan the boom gates. If a person is in arrears the pass doesn't work. That's fine on paper but the lame brain security people just leave the boom gates open.

[Ralf001]

4 minutes ago, NONG CHOK said:

In our village the home owners are issued with gate passes to scan the boom gates. If a person is in arrears the pass doesn't work. That's fine on paper but the lame brain security people just leave the boom gates open.

 

Whats that got to do with my post about throw garbage back into their property ?

[Tailwagsdog]

14 hours ago, Pattaya57 said:

Not gated village but Condo. We had many non-payers for years, getting worse every year. Our Juristic just wasn't pushing it hard enough, just sending reminder emails.

 

We then appointed a new Juristic who followed the law as written. It's still a long process with legal letters being sent and late fee interest being formally charged, followed by water and electricity disconnection.  Eventually people got the message and started paying on time.

 

This should be a very heated topic at your AGM's

 

The condo should deactivate their key cards for lifts & entry and refuse access or info to the water power co suppliers so they cannot generate an invoice, therefore cut services.

 

[Henryford]

We have a constant battle at my condo with non payers but take a firm line and take them to Court. Eventually they have to pay up but it can take 2-3 years. The stupid thing is they have to pay plus big penalties. We got 1.6 million baht in penalties last year. Why not just pay on time !!

[NONG CHOK]

That's the last thing I'd do. Obviously you don't keep up with Thai news. Thais have been known to kill for less than that.

[Henryford]

3 minutes ago, NONG CHOK said:

That's the last thing I'd do. Obviously you don't keep up with Thai news. Thais have been known to kill for less than that.

 

Kill who? the whole condo Committe and Juristic Person !!!

[scorecard]

14 hours ago, giddyup said:

I very much doubt if that was either legal or could be enforced.

 

And it should not be expected that low paid security boys be expected to apply such charges / demand such payments, not their responsibility.

[jippytum]

14 hours ago, Pattaya57 said:

Not gated village but Condo. We had many non-payers for years, getting worse every year. Our Juristic just wasn't pushing it hard enough, just sending reminder emails.

 

We then appointed a new Juristic who followed the law as written. It's still a long process with legal letters being sent and late fee interest being formally charged, followed by water and electricity disconnection.  Eventually people got the message and started paying on time.

 

This should be a very heated topic at your AGM's

 

It is illegal to disconnect the utilities for non payment of condo fees. Non payment must be addressed by legal action within five years as five is the maximum compensation period  allowed by the courts  in most cases. 

[thailand49]

This is the total failure of the management in charge because 51% of project are Thai owned many buy for investment. To add owners dont participate nor when buying ask to see the accounting of the project how many units, how many are Thai owned, how many owners reside, how many units being rented out, how many owners are paying, hoe much is coming in and going out, if there is no savings for the community stay away. On the darkside Ive seen many in this situation with the gate being abandon. 

[Ralf001]

3 minutes ago, thailand49 said:

This is the total failure of the management in charge because 51% of project are Thai owned many buy for investment. To add owners dont participate nor when buying ask to see the accounting of the project how many units, how many are Thai owned, how many owners reside, how many units being rented out, how many owners are paying, hoe much is coming in and going out, if there is no savings for the community stay away. On the darkside Ive seen many in this situation with the gate being abandon. 

 

The 49%/51% thing is only a condo thing, not moo bans.

 

 

 

[giddyup]

3 hours ago, jacko45k said:

Let them dispute it or get involved in legal action at their own expense.

I am sure there are ways to bring pressure to bear......cutting of water, which is often under the control of the village, is one possibility. 

We have mains water, illegal to turn off.

[giddyup]

1 hour ago, Tailwagsdog said:

The condo should deactivate their key cards for lifts & entry and refuse access or info to the water power co suppliers so they cannot generate an invoice, therefore cut services.

 

Not a condo.

[Ralf001]

1 minute ago, giddyup said:

We have mains water, illegal to turn off.

 

 

Keep an eye out for the meter reader guy.

 

when he puts bill in mailbox go and grab it out... a few missed payments and the water authority will come take the meter.

 

Do the same with the electric !

[NONG CHOK]

1 hour ago, Henryford said:

 

Kill who? the whole condo Committe and Juristic Person !!!

The person who throws the garbage from where it comes from.

[carlyai]

We had this problem ( years ago in Pattaya Suksabai Village) 

Some village people tried to do something but always too hard.

Estate developer eventually had enough. Got rid of the guards, check points and road cleaning and eventually the 2 roads in and out went back to Pattaya City mob.  

Still kept our place there as it was the origional show home.

[giddyup]

42 minutes ago, Ralf001 said:

 

 

Keep an eye out for the meter reader guy.

 

when he puts bill in mailbox go and grab it out... a few missed payments and the water authority will come take the meter.

 

Do the same with the electric !

So stealing their utility bills is your solution?

[Grusa]

16 hours ago, giddyup said:

I have suggested a shame board, but I guess if you either have no money or no shame, that may not work either.

You can be sued for defamation, whether the allegation is true or not. The only legal way to collect debt is through the courts. If there is no contract there is no debt.

[giddyup]

17 minutes ago, carlyai said:

We had this problem ( years ago in Pattaya Suksabai Village) 

Some village people tried to do something but always too hard.

Estate developer eventually had enough. Got rid of the guards, check points and road cleaning and eventually the 2 roads in and out went back to Pattaya City mob.  

Still kept our place there as it was the origional show home.

I know Suksabai well, great location. I can see the same outcome happening where I live.

[Ralf001]

44 minutes ago, giddyup said:

So stealing their utility bills is your solution?

 

means to an end !!

[ujayujay]

17 hours ago, giddyup said:

I've lived in a gated village of 35 houses on the darkside for 13 years. During that time there has been the odd non payer, but now we have 8 houses that are refusing to pay maintenance. So now we are fast approaching the situation where there won't be enough funds to pay for security, pool maintenance, lighting and road sweeping.

AFAIK there is no way to force these parasites to pay.

Anyone else having a similar problem in their village?

Try this.....

Edited December 7, 2023 by ujayujay

[freeworld]

18 hours ago, VocalNeal said:

Russians per chance🤔

Russophobic much?

[CecilM]

Happens in condos, gated communities, etc.

 

Only option is for the juristic person to sue the non-paying owners; and in the meantime disable their “benefits” such as keycards, water, etc.

(We just went through this in our condo building with lawyer and court appearances. Eventually the non-payers relented and paid up.)

[Pouatchee]

18 hours ago, giddyup said:

I have suggested a shame board, but I guess if you either have no money or no shame, that may not work either.

 

dude, i feel for you. here, in banchang rayong, every village where the security guards disappeared because of owners or tenants not paying has been on a downward slope. the pools get closed, the vegetation reclaims the sois, soi dogs start to multiply and if you have a snake in your yard or house you are left to your own device. 

 

good luck. the fee is usually worth it and the cheapos who dont pay are morons

[ravip]

6 hours ago, NemoH said:

We call it human morality. The standard of morals in this country n in this age has declined substantially. The main reason for decline is the education system of humans. Thailand has been declining because its education system has always been weak.. 

Apologies for digressing from the topic. 

Do you mean to say this is ONLY in Thailand?

Very soon human morality will exist only in the history books.

Even highly educated and developed humans lack morality today - nothing to do with education.

We tend to be blind to our own faults and bash the other.

[giddyup]

8 minutes ago, Pouatchee said:

 

dude, i feel for you. here, in banchang rayong, every village where the security guards disappeared because of owners or tenants not paying has been on a downward slope. the pools get closed, the vegetation reclaims the sois, soi dogs start to multiply and if you have a snake in your yard or house you are left to your own device. 

 

good luck. the fee is usually worth it and the cheapos who dont pay are morons

You are correct, but these morons can't see the big picture, they think they are smart by letting others carry them.

[bbi1]

18 hours ago, giddyup said:

I've lived in a gated village of 35 houses on the darkside for 13 years. During that time there has been the odd non payer, but now we have 8 houses that are refusing to pay maintenance. So now we are fast approaching the situation where there won't be enough funds to pay for security, pool maintenance, lighting and road sweeping.

AFAIK there is no way to force these parasites to pay.

Anyone else having a similar problem in their village?

Being a renter you don't need to worry about these issues or the deadbeats who don't pay their yearly maintenance fees. Just another reason not to be an owner here in Thailand, in addition to the many others.

Edited December 7, 2023 by bbi1

[Guderian]

42 minutes ago, Grusa said:

You can be sued for defamation, whether the allegation is true or not. The only legal way to collect debt is through the courts. If there is no contract there is no debt.

 

Yeah, that's the experience in the village where I live. Villages are governed by the Land Act, so not the same rules as condos which come under the Condo Act. The fines we're allowed to charge non-payers under the Land Act are derisory, so to make it worth taking them to court we have to allow the non-payment to build up over several years, during which time our cash flow is screwed up. If they want to sell their house, of course, then any decent lawyer will ask the village to confirm that the owner doesn't owe anything, and they have to clear their debts including any fines at that time. But few Thais seem to sell houses, preferring to keep them as an investment and rent them out if they move elsewhere.

 

Our committee did have one bright idea a few years back, in effect doubling the annual maintenance fee and then giving a 50% discount to people who paid it on time, so for most people nothing would change, but the non-payers would owe us twice as much and it would be worth taking them to court just for one year's unpaid fees. Sadly, they couldn't get it past the AGM, paying residents were too suspicious and the real objective and mechanism weren't explained very well.

[giddyup]

3 minutes ago, Guderian said:

 

Yeah, that's the experience in the village where I live. Villages are governed by the Land Act, so not the same rules as condos which come under the Condo Act. The fines we're allowed to charge non-payers under the Land Act are derisory, so to make it worth taking them to court we have to allow the non-payment to build up over several years, during which time our cash flow is screwed up. If they want to sell their house, of course, then any decent lawyer will ask the village to confirm that the owner doesn't owe anything, and they have to clear their debts including any fines at that time. But few Thais seem to sell houses, preferring to keep them as an investment and rent them out if they move elsewhere.

 

Our committee did have one bright idea a few years back, in effect doubling the annual maintenance fee and then giving a 50% discount to people who paid it on time, so for most people nothing would change, but the non-payers would owe us twice as much and it would be worth taking them to court just for one year's unpaid fees. Sadly, they couldn't get it past the AGM, paying residents were too suspicious and the real objective and mechanism weren't explained very well.

So, how did you deal with the non-payers, or did the payers keep on supporting them?

[BritManToo]

4 hours ago, Henryford said:

 

Kill who? the whole condo Committe and Juristic Person !!!

Just the person chucking the garbage.

[freeworld]

1 hour ago, ravip said:

Do you mean to say this is ONLY in Thailand?

Very soon human morality will exist only in the history books.

Even highly educated and developed humans lack morality today - nothing to do with education.

We tend to be blind to our own faults and bash the other.

Love of money, wealth and baubles all promoted and condoned by govts and a sense of entitlement has caused all of this.