How to incentivise/penalize non fee paying condo owners?

[Airwolf]

For an old condo, where only around half the owners pay common fees, what are some measures to incentivise owners who don't pay? 

 

Some ideas,

 

- Upgrade lift with keycard access. Keycard for fee payers.

 

- Priority for floor, common area renovation to floors who have majority fee payers

 

- No voting rights to non fee payers

 

Not sure if these are allowed here, but would be great to get some feedback/ideas.

 

 

 

[Lacessit]

Repossess the apartments once they are in arrears for 3 years.

 

Sell them at auction, give the owners what is left after settling the debt they owe the condo.

 

OR:

 

Shut off water and power to the deadbeat owners.

[KhunLA]

1 minute ago, Lacessit said:

OR:  Shut off water and power to the deadbeat owners.

👍

[TroubleandGrumpy]

Nothing is gonna happen in Thailand - that is why they dont pay - same reason they dont wear helmets - no enforcement of the rules/laws.  Here in this gated community they paint the outside of the houses once every 12-18 months and they will repair basic items for free and they trim trees and bushes for free too - those that dont pay dues dont get houses painted or anything repaired or trimmed. 

[Celsius]

29 minutes ago, Airwolf said:

For an old condo, where only around half the owners pay common fees, what are some measures to incentivise owners who don't pay? 

 

Some ideas,

 

- Upgrade lift with keycard access. Keycard for fee payers.

 

- Priority for floor, common area renovation to floors who have majority fee payers

 

- No voting rights to non fee payers

 

Not sure if these are allowed here, but would be great to get some feedback/ideas.

 

 

 

 

And once you get a key card stop paying common fees 

 

Brilliant idea.

[newnative]

      Several years ago, spouse and I represented an owner at a Pattaya condo project and attended several AGM meetings for her.  The project was having a big problem with delinquent owners and the board, along with a new management company, decided to finally get tough. 

     They first sent a strong letter to the delinquent owners stating they would be taken to court if they did not pay their delinquent fees.  Surprisingly, this resulted in a majority of these owners paying up. 

     With the remainder, the project did, indeed, take them to court.  If I remember correctly, they filed the cases a few at a time and they did win the cases, although it took some time.  We are no longer attending the meetings, but I imagine it is an on-going process, as there are always some delinquent owners.  Your project might try something similar, along with the other suggestions regarding shutting off services, keycard access, etc.    

[Airwolf]

8 minutes ago, Celsius said:

 

And once you get a key card stop paying common fees 

 

Brilliant idea.

 

Disable the card.

[Airwolf]

8 minutes ago, newnative said:

      Several years ago, spouse and I represented an owner at a Pattaya condo project and attended several AGM meetings for her.  The project was having a big problem with delinquent owners and the board, along with a new management company, decided to finally get tough. 

     They first sent a strong letter to the delinquent owners stating they would be taken to court if they did not pay their delinquent fees.  Surprisingly, this resulted in a majority of these owners paying up. 

     With the remainder, the project did, indeed, take them to court.  If I remember correctly, they filed the cases a few at a time and they did win the cases, although it took some time.  We are no longer attending the meetings, but I imagine it is an on-going process, as there are always some delinquent owners.  Your project might try something similar, along with the other suggestions regarding shutting off services, keycard access, etc.    

Nice to hear this can actually be done!

 

It would probably only take the threat of it, to motivate most delinquent owners.

 

The other 2 immediate ideas I have,

 

- Lift key card access

- Parking sticker/access. No sticker, bike chained up. This actually happened to me at a condo years back, had to pay a fine to get it removed.

 

 

[dutch boy]

42 minutes ago, TroubleandGrumpy said:

Nothing is gonna happen in Thailand - that is why they dont pay - same reason they dont wear helmets - no enforcement of the rules/laws.  Here in this gated community they paint the outside of the houses once every 12-18 months and they will repair basic items for free and they trim trees and bushes for free too - those that dont pay dues dont get houses painted or anything repaired or trimmed. 

So very true Grumpy, "no enforcement of the rules/laws." And then when someone is sued in court, the judges are corrupt and can be bought. Been there, done that. The Thais just do not care and are used to living in slums and therefore are not interested in maintenance and improving buildings. If I were to ever buy another condo in Thailand, (I never will again) I would buy one where a Western Corporation manages the building, not the lazy, cheap, corrupt Thais. 

[newnative]

43 minutes ago, Airwolf said:

Nice to hear this can actually be done!

 

It would probably only take the threat of it, to motivate most delinquent owners.

 

The other 2 immediate ideas I have,

 

- Lift key card access

- Parking sticker/access. No sticker, bike chained up. This actually happened to me at a condo years back, had to pay a fine to get it removed.

 

 

Both of those are good ideas, I think.

[Dan O]

1 hour ago, Airwolf said:

For an old condo, where only around half the owners pay common fees, what are some measures to incentivise owners who don't pay? 

 

Some ideas,

 

- Upgrade lift with keycard access. Keycard for fee payers.

 

- Priority for floor, common area renovation to floors who have majority fee payers

 

- No voting rights to non fee payers

 

Not sure if these are allowed here, but would be great to get some feedback/ideas.

 

 

 

Your condo docs should spell out the penalties. Normally its a fine of some sort and a lien placed on the unit for none payment.  Read the condo docs and talk to the juristic manager

 

person

[Airwolf]

Updated, with the help of ChatGPT... Non legal approach. That would be a last resort. We also recently have proper management, things are a lot better and more transparent than before.

 

Phased Upgrade of Common Area Floors

We are initiating a phased renovation of the common area flooring, walls, and ceilings on each floor — including hallways, elevator entrances, and stair landings.

To ensure fairness and make the most of our budget, priority will be given to floors with the highest percentage of common fee payments. This approach rewards responsible owners and encourages greater community participation in maintaining and improving our shared living environment.

Lift Keycard
Only paying owners get access. Non-payers must use stairs. Cheap RFID upgrades available.

Parking Sticker System
Annual sticker issued only to payers. No sticker = blocked/booted vehicle. Unlock fee (e.g. 200 THB) applies.

Priority Repairs
150 thb member. 500 thb non member.

 

[scubascuba3]

My condo office had been successful at getting money.

1) posting on the lift all the condos in arrears and stage

2) can't sell unless debt paid plus interest

3) lawyer letter once in arrears

4) repossession by court after set time

 

i also like turning off water idea, not easy though

[Airwolf]

1 minute ago, scubascuba3 said:

My condo office had been successful at getting money.

1) posting on the lift all the condos in arrears and stage

2) can't sell unless debt paid plus interest

3) lawyer letter once in arrears

4) repossession by court after set time

 

i also like turning off water idea, not easy though

Yeah, turning off water would fast track it for sure. 

[scubascuba3]

1 hour ago, Airwolf said:

Yeah, turning off water would fast track it for sure. 

but very confrontational, maybe fights with office, i guess plenty of warning first might stop that

[Airwolf]

49 minutes ago, scubascuba3 said:

but very confrontational, maybe fights with office, i guess plenty of warning first might stop that

I'd see it as a 2nd last resort, before legal action.