Ref. Code: HS1629

3 Bedroom House in Jomtien

Sale Price: 3,750,000 ฿
Status: For Sale
Location: Jomtien
Bedrooms : 3
Bathrooms: 2
Living Area: 110 m2
Kitchen: European

Call 038 373 966 Today

Sale/Rent Call 038 373 966 Today

• Bedroooms: 3

• Bathrooms: 2

• Living Area: 140 m2

• Kitchen: European

Price: 4,100,000 ฿ |33,000 ฿
Location: East Pattaya
Code: HR1630

By Dan Cheeseman (CondominiumPattaya.Com)

All in all, although only a few weeks in, it appears to have got off to a good start to the year in Pattaya with tourism already reportedly up. In terms of condo sales its very much business as usual with good sales and interest being shown.  I think the word that best describes the situation is momentum.  Things seem to be getting better and better for most businesses.

The victim that many writers fell into in Pattaya over the last few years was either delusional or just hopeful; Pattaya did suffer just as many other tourist locations across the world did because of the global recession, yet their words painted a much more positive picture. However now really does feel like that turning point and therefore the ideal time to start speculating with this cities direction.

Through my various business interests I have found the likes of City Hall, Thailand Tourism Association, Condo developers and the golf associations to be not only very hardworking but committed to making Pattaya better.  There seems a shared common goal albeit with different objectives to improving the Pattaya proposition and that will help build this momentum that we are starting to see.

With two world class sporting events being held in Pattaya over the next month in the PTT Women’s Tennis Open and the LPGA international golf event we can often forget how far the town has come already in attracting these types of events.  If you take a stroll along Jomtien beach between 21^st and 29^th January you can also enjoy an international windsurfing championship. It seems where ever you look there is something pretty spectacular going on.

All of this makes me believe Pattaya should be sharing its message with other popular tourist locations in Thailand, such as Samui and Phuket, and encouraging – as a group – more visitors to this wonderful city. I am talking with condominium developers in conjunction with the 17 local golf courses as we speak to make this happen. Let’s build momentum by forming these collaborative relationships for the greater good of Pattaya and all that work and enjoy living here.

At CondominiumPattaya.Com we have taken this direction of collaboration and so not only act as sales agents for all the condominium developers in town but we also take a strategic partnership approach. This has resulted in what I believe to be the most informative website that includes regular video updates on each projects progress and so help the customer make the right choice for their need. We even put a package together that saw customers buying through condominiumpattaya.com receive one year’s free golf membership at Burapha Golf Resort worth 50,000 baht (offer still available by the way). Now that’s what I call collaboration with the various stakeholders in town. I would urge you to take a look and contact me if you would like to explore developments in more detail (www.condominiumpattaya.com).

Over the last month or so I have been inundated with complaints from co-owners of houses and condos in numerous projects. They have had major problems with the projects since the rain and flooding. Since this has occurred I thought it necessary to look into the facts of who is responsible for the repairs and actions of such damages.

Whether a housing or condominium development, there is a procedure to follow whereby the developer of any project has to comply to so that the co-owners of the property they are constructing have the right and option to take possession of the common areas and effectively the on-going operations of the project.

A developer is obligated to comply with these standards and provide the facilities that they have proposed when they obtained their developers license. To obtain the license the developer then has to hand over a ‘bond’ or guarantee to the government to make sure they comply to these standards. Once the developer has sold a minimum of 80% of their development, they are required to contact all co-owners, with a request to form a co-owner residents committee.

Once a committee has been agreed by the co-owners, the developer is required to form a Thai registered company to take possession of the common areas of the project, being roads, communal swimming pool, corridors, etc. This company is formed and paid for using the bond that is supposed to be paid back to the co-owners once the government has agreed the project complies with the regulations and standards the developer agreed to produce within the project (this bond shouldn’t be mistaken for the sinking fund).

Once the company is formed, the co-owners take possession of that company and the company’s bank account, which in it has been deposited the balance of the bond and any sinking funds that have been paid at the time of purchase by co-owners.  Then only at this time are the developers free of any liability from the development.

Over the last few weeks we have seen many cases of underground car parks in hotels and condominiums flooding, roofs leaking and causing damage to co-owners property. Is the developer responsible? If the developer of the project has informed the co-owners that he wishes to handover the common areas, and they have specified at time frame in which this is to be completed, they have effectively wavered their rights and responsibilities to the upkeep and maintenance of the project if the co-owners haven’t taken up the opportunity to do so. At the same time of the developer asking as such to hand over the project, it is the co-owners responsibility to make sure any or all outstanding maintenance issues with the project to be corrected before such hand over can take place.

If the common area is still the responsibility of the developer then yes, they are liable and should cover all damages. In most cases any damage caused to property maybe covered by the project insurance, but if the damage is caused within the boundaries of the co-owners own property it is their responsibility.

It all becomes a ‘grey area’ and can be argued who is responsible for any damaged in such natural disasters. In the perfect world the developer should be looking to complete the project to the standards and specifications they have advertised, then hand over ownership of common areas, reimburse the bonds and sinking funds and allow the co-owners to take responsibility of the project.  This isn’t always the case and we don’t live in a perfect world.

If the developer has completed their obligations and conformed to the above process and handed over to co-owners then there should be insurance premiums in place to cover such natural disasters as flooding and leaks. All co-owners should have their own insurance coverage for personal property.

The worst thing co-owners can do is to start using sinking funds to cover such major issues. A sinking fund can disappear very quickly if used inadequately, and believe me, it will be even harder to replenish the sinking fund as it becomes difficult to get co-owners to pay and agree to this equally. The laws of condominium and housing projects that exist make it very hard to get all parties to agree to have money reimbursed to such funds with voting rights and the required number of votes.

Over the past 10 years I have seen construction site safety vastly improved here in Thailand, but there’s still a massive void to where it should be at. If you are a tourist and you are reading this I can imagine you must be thinking, “if its improved I would hate to have seen it ten years ago”.

With Pattaya, and Thailand in general becoming one of the world’s most popular tourist destinations, sometimes I wonder what a tourist’s perspective of  Thailand’s road safety would be – and with the construction industry at a peak again, there are construction sites on every corner of every road, so wouldn’t it be logical to make sure these sites are not health hazards to the tourists and those people working on them?

Some of the most basic safety aspects of the roads and construction sites are very cheap and so simple to implement, but it seems that Thailand’s authorities think it isn’t necessary and to make such a compulsory measure. Firstly, PPE (Personal Protective Equipment) should be compulsory on all aspects of construction, whether it be on the roads or an enclosed site. Hard hats, protective footwear, high visibility vests, are all very cheap items and can saves lives.

When it comes to the areas under construction, its amazing that site boundary fencing are not compulsory here. This leaves site safety wide open, allowing people to just wonder onto construction sites. Other items such as handrails, night safety lighting, sufficient waste disposal measures should all be implemented onto modern day construction sites.

In the UK there are rules and regulations that all sites have to condone to. It is the contractor’s responsibility to make sure the site is up to standards, not the property developer. With that the local authorities will have their own independent safety inspector that will make random site inspections to make sure sites adhere to the rules. I think this system would work well here and sites not adhering be fined or closed until they are up to standards.

This could be the chance for the local councils to set a benchmark in all types of general safety. The road safety in Pattaya is also a major concern and i see it very worrying that we are changing the image of the great town to become a family holiday attraction, but do little to improve probably the biggest cause of accident and death in the city.

Without pointing a finger you could say the authorities are to blame by not setting the standard. A start would to be to introducing better road safety standards, Highlighting road construction areas with sufficient lighting and barriers. Have you noticed lately the “Left Lane Can Go” at many of the traffic lights on Sukhumvit? So automatically when the lights turn Red everyone dives for the left hand lane so they don’t have to wait for the lights to change Green. This has been given little thought process to the pedestrian trying to cross the road. I see a lady nearly get taken out as she crossed the road at the crossing due to this new “initiative”.

It seems life has little value in this country and it’s a shame as we admire the “Land of Smiles” for the happiness it brings us. It would be a much happier place if the new Thai Government were to take a step back and to look at how all forms of safety could be improved.

Going back to site safety, a close friend of mine whom has worked for many different charity causes all over Asia, tackles one of Thailand biggest construction threats. The large majority of the workers on these construction sites only gain minimum wages, and therefore don’t have the funds to send their children to schools, and therefore you’ll see these children playing within the construction site.

This friend works very hard to raise money to form site schools, place teachers and staff in these schools and gives the children a chance to gain an education and not become endangered on these construction sites. Again it amazes me that you see these developers that do little to put a stop to this. They will state that it’s the main construction contractor responsibility. The developer as well as the contractor are gaining massive profits, don’t you think it should be compulsory for these developers to have some form of housing for the children during the working day. I do. Or even have the local authorities make some form of contribution.

Just lately we have been looking for commercial property in the Na Jomtien area close to the La Royale project for such a school as the area is becoming heavily developed and we wish to foem such a school in the area. To date we have struggled to find anywhere. If you know of such a place or can help in anyway please contact me at info@pattayaconstrcution.com.

Large Condo in Central Pattaya

Property Details

Large 3 bed condo in Central Pattaya

House in East Pattaya For Sale & Rent

Rental Price 6,200,000 ฿ |45,000 ฿ (HS1278)

• East Pattaya
• Bedrooms : 3
• Bathrooms: 3
• Living Area: m2
• Kitchen: European
• Call 038 373 966 Today