Definition of HOA/Asamblea General de Propietarios

[iqsimons]

El acta siguiente fue circulada entre los miembros propietarios que participaron en la reunión, a la cual se le han introducido las sugerencias y correcciones, misma que hacemos del conocimiento de todos los propietarios de las 9 urbanizaciones del Residencial de Montaña Los Altos de Cerro Azul.

COMISION DE ASOCIACION DEL RESIDENCIAL DE MONTAÑA LOS ALTOS DE CERRO AZUL
ACTA No. 2
El domingo 6 de octubre de 2013, a las 10:30 a.m., se dio inicio a la reunión con la asistencia de los propietarios delegados de la Comisión de Asociación, correspondientes a las urbanizaciones El Alcázar - Noemí Farinoni y Olmedo García; El Centinela - Leslie Lieurance; El Fortín - Rafael Aizprúa e Ibasen R. Avila; El Frente – Terani Simons, Ronald Meyer¸e Iris Quintero de Simons; El Guardián - Fred Warren y Antonio Reina; El Vigía – Esperanza Rodríguez; Gabriel Correa de la empresa Administradora los Altos de Cerro Azul, S. A. y Lilia Saéz de la empresa Altos de Vistamares, S. A. La coordinadora de la Comisión presentó las excusas de los representantes de Altos del Castillo (Nelsón Jaén), Altos de la Fortaleza (Antonio La Torre), Altos del Torreón (Bill Adsett y Esther de Adsett) y de esta misma urbanización se recibió nota escrita donde la señora Yolanda López mediante la misma se hace presente en la toma de decisiones que determine la mayoría y se hace solidaria en los acuerdos que se asuman.
Como parte de la agenda, el señor Correa hizo entrega de carta, donde da respuesta a las 9 notas de las asociaciones de los propietarios de Altos de Cerro Azul, y se manifiesta que están de acuerdo con la reactivación legítima de las Asociaciones y que se deben actualizar las Juntas Directivas, con el trabajo, esfuerzo y compromiso de los propietarios.
Los presentes reconocieron el espíritu y contenido de la carta, misma que plasma decisiones vinculantes entre lo legal y la buena disposición, buena fé y voluntad para llegar a una solución, a efecto de que los propietarios ejerzan su participación en la dirección de la urbanización, reconociendo las partes (Altos de Vistamares y los propietarios) que es difícil para una administración el manejo con la existencia 9 asociaciones, por lo que se requiere por medio de una fusión llevarlas a una sola asociación y porque además existe la característica de la existencia de un solo portón y las calles están denominadas como privadas.
Los presentes hicieron exposiciones e intercambio de ideas sobre: el contenido de la carta recibida; los diferentes estatutos existentes; los mecanismos de comunicación para el contacto y cobros; las responsabilidades de los propietarios de cada urbanización; el deseo de todos sobre la conservación del proyecto; el haber logrado el desarrollo de una organización, entre las cuales se tiene el grupo de Voluntarios Ambientales, lo cual es meritorio para una comunidad como la nuestra; el requerimiento de los propietarios para que continúe dando el servicio de administración, la empresa Administradora los Altos de Cerro Azul, S. A.; la necesidad de trabajar en conjunto; la posibilidad de ir cara a cara a niveles de jerarquía más altos para hacer las exposiciones que desde hace casi 3 años se vienen planteando por medio de los canales normales; el que los propietarios tengan credibilidad sobre el aval, actuar, promesas y compromisos de cambios adquiridos, acordados y aprobados; la disposición de Altos de Vistamares de ceder las juntas directivas para que se de el debido sentido de pertenencia del proyecto; el temor que existe de todas las partes sobre el mantenimiento-conservación del Residencial; la necesidad de que existan programas que den seguridad a la comunidad como pudiera ser un servicio médico primario de primeros auxilios; y la implementación de un plan de trabajo para llevar a cabo los cambios pertinentes que refleje las acciones, actividades y tiempos correspondientes para el funcionamiento de una sola asociación.
Siendo clara la política de Altos de Vistamares el ceder las Juntas Directivas, la preocupación e intereses de todos sobre la conservación del proyecto, se concluyó que:
1. Lilia Saez va a revisar los estatutos existentes.
2. Se le va a facilitar la documentación disponible sobre el trabajo que realizó el Comité de Estatuto y otros documentos importantes como los 9 estatutos
3. Se llevarán a cabo las 9 convocatorias para la realización de las Asambleas Generales de las 9 Asociaciones, con el apoyo y participación de los propietarios organizados, según lo establece cada estatuto, lo cual va a analizar Altos de Vistamares y el administrador, en un término de 15 a 20 días.
4. Nombrar de la Comisión de Asociación a 2 representantes para que en conjunto con Altos de Vistamares (Lilia Saez), el administrador (Gabriel Correa), se reunan el día sábado 26 de octubre, a las 10:00 a.m. en las oficinas de la Administración del proyecto en Cerro Azul, para considerar el tema de la organización. Los presentes propusieron a Fred Warren e iris Q. de Simons, quienes aceptaron.
5. En el anuncio de las convocatorias referente al quórum quede debidamente plasmado el llamado de inmediato ese mismo día a un 2do. o tercer llamado, según lo indica cada estatuto, para que tenga válidez legal.
6. Es necesario la creación de una sola asociación, un solo estatuto y reglamento, siendo la fusión el camino para lograrlo, lo cual tiene que ser aprobado en cada Asamblea General.
7. Debe darse una comunicación masiva para todos los propietarios (periódico, circulares y notas a repartirse en el portón, en la oficina de la administración, correos electrónicos, Fórum de PACAR, aviso de un vecino al otro, etc. etc.
8. La administración haga un esfuerzo para actualizar la base de datos llamando a los propietarios, pues hay seguridad de que unos 1,120 propietarios reciben las notificaciones en sus cuentas de correo electrónico por medio del fórum.
9. Implementar una gestión de cobros legal sobre el pago de la tasa de servicio y mantenimiento para evitar un aumento en espiral de esta tasa.
10. Corrección del Estatuto de las Asociaciones El Fortín y el Torreón
Finalizó la reunión a las 12:15 a.m.

[admin4206]

INFORMACION EXTREMADAMENTE IMPORTANTE PARA LOS PROPIETARIOS DE CERRO AZUL
(Abajo esta traducción podrá abrir la nota original de Vistamares)
(Below the following translation you may view the original signed Vistamares spanish versión)

NOTICE TO ALL OWNERS OF ALTOS DE CERRO AZUL RESIDENTIAL
We are pleased with the level of organization that has been achieved as owners, so we consider that is necessary to legitimize such actions, conduct general assembly meetings in accordance with the requirements of the law and the association bylaws, and elect new Board members of each development, with the effort, commitment, and perseverance of all involved (administration and owners).

It is in our interest to safeguard the Los Altos de Cerro Azul project, which as owners you also share, indicating your desire for us to continue to provide the administration, maintenance and conservation services, and it is in this direction that we continue to be in charge of the administration, even providing for the benefit of all property owners, our organization, such as infrastructures of our Cerro Azul and Los Angeles offices, the Cerro Azul Club, security services, vigilance, collection, informatics, accounting and communication among others.

It is difficult for an administrator to deal with the existence of 9 different associations, so it is required to merge them all into one single association and for this it is necessary to provide relevant bylaw changes with the proper authorization and approval of the General Assembly of Owners.

At this moment, we are finishing our cost analysis of all services expenses to be dully presented to everyone.

It is the wish of this company, as equally expressed by the owners, to ensure the conservation and maintenance of the whole residential area, so as to safeguard the investment made in this privileged place, Chagres National Park, where the 9 developments are located, your properties and ours also.

For these reasons, we will announce a plan for conducting the different meetings for a General Assemble of Owners, in as much that we have the assurance that you will be present to participate.

Panama, January 10 of 2014

(signed by)
RICAUTE CASTRELLON
ALTOS DE VISTAMARES, S.A.

[Marco]

Estimado Sr. Castrellon -

Damos la bienvenida a esta buena noticia para nuestro barrio. Puede estar seguro de que estamos preparados para ayudarle en este arreglo. Mi esperanza es que una organización que tendrá la legitimación para salvaguardar las inversiones de todos los dueños de propiedades en Los Altos de Cerro Azul.

Saludos cordiales,

Leslie "Marco" Lieurance
233 El Centinela

[Elfortin70]

An organization in a planned community o development that:
1. Oversees MAINTENANCE, REPAIRS, and IMPROVEMENTS on common property including, ROADS, SWIMMING POOLS,TENNIS COURTS, Ect.
2. All property owners in a planned community help to govern the HOA by voting on its resolutions. The HOA holds regular meetings on which members can voice their opinion on ANY CONCERNS over the Manegement of the community and its money (Accountability). Restrictions about the use of the property within the community.
3. DUES...the HOA sets down covenants, conditions and restrictions that governs anything related to the community.
Including the need or not need to increase monthly dues.

HOA is an ORGANIZATION...a group...of property owners overseen the best interest of their own community.

Because we were not presented with reasons for the monthly increase of dues, we are unable to support it.
It is not right and it is not legal.
El Fortin 70

[xixirella]

Que sube la cota mensual, para mi soy acuerdo.
Pero que sube sin que tenemos visto los cuentos anual de 2013! y somos 2014 ya febrero ???? Me hace pensar que los pollos somos nosotros.
Sabía que no hay tasa en una cuenta de mantenimiento? en ningún residencia en la ciudad los propietarios deben pagar tasa, porque son gastos de la comunidad y no son tasable .Gastos de mantenimiento no son de beneficios pero gastos de mantenimiento y esto es libre de tasa .
El único que veo de bien preocupante es el estado de del total de Altos de Cerro Azul . Si lo has notado...la gente que quieren vender no saben vender sus casas o casi deben regalarlo...y esto para mi dice todo. Culpa de un mal mantenimiento en todo no hay mucho personas más interesados a comprar acá ...o realmente debe ser a un bajo precio ,Las casa aquí devalúan de precio esto es lamentable , la gente aquí han perdido el valor de sus casas , Melo vende un terreno a 60.000 dólar nosotros no podemos vender una casa a más de 130.000 dólares .. Hace como un mes se vendía aquí una casa preciosa de 250 metros construido más terreno y extra 1 lote como después de 3 años no se vendía al precio lamentable de 180.000 por todo lo han vendido a 70.000 . Esto es la triste realidad a cero azul.
La misma con EL PINAR pero lo mismo dice a ALTOS DE MARIA
La realidad es que SI queremos pagar en la vida nada para nada. Pero cumplir para lo que cobro.
Hay muchos puntos a revisar si queremos guardar le valor de las casas. En todo panamá el gouvierno ha subido los precios de las casas porque todo ya ha subido y es más caro de construir, material salarios etc.…. A cero azul los precios han bajado! Y esto para mi significa mucho en el sentido que no hay más valor de la vivienda aquí.
A Melo esto no lo va molestar, el a vendidito sus lotes, ya tiene su plata, Si aquí nosotros no pagamos más él se retirar, cambiando la garita de sitio y adiós. Lo que pasaba a EL PINAR . Pero atención los que han invertido realmente somos nosotros… Varios personas han intentado organizar se aquí y sin resultado. Muy extraña todo. Creo que si tenemos derecho de saber cuentas, proyectos planificados de lo que debe ser para mejorar la zona, que se está deteriorando cada día, Hay un diferencia entra la naturaliza aquí y el proyecto. Si la naturaleza es muy bonita pero el proyecto hace macha atrás, debemos abrir los ojos. También muy raro que en 5 años hemos tenido 5 gerentes diferentes. Todo esto tiene sus razones. Si queremos guardar algún valor de las casas aquí… es tiempo de tomar acciones reales y fructosas , pero nada de blablablá …
Y si soy acuerdo de pagar cada mes. Sabemos que en la vida nada es gratuito.

[colmport]

Torreon 61 writes: I share the frustration of many. I too would love to see a functional Home Owners' Association (HOA) to operates in accordance with the laws. We do not have that in Cerro Azul and, sadly, I find it improbable that we can ever achieve that lofty goal. To liquidate the 9 existing associations, that are defunct and non operational, will take a majority vote of all proprty owners in each neighborhood. Given that very few owners reside in the area, this is a Herculean task and I applaud anyone willing to accomplish the same. Next we need a majority vote of all owners to form a single association. The same Herculean task is involved in accomplishing this mission. Once the HOA is established, we need to find competent and responsible members of the executive Board to operate the same. We need the ability to collect whatever dues are assessed. The current administration cannot collect the fees. what plan will be put in place to collect the fees needed to administer the community?

What do we do if Melo states his only interest is in his fincas and cuts us adrift? Who will maintain the road between his fincas and our community? Remember that the community commences at the intersection beyond the waterfall at Vigia. All property from the gate to that intersection is part of Melo's chicken fincas. We have only an easement of necessity to drive across his property to access our community. I have the impression that Mr. Melo, the senior Mr. Melo who is a classmate and cntemporary of my mother in law, has some sentimental attachment to our community. I do not believe his son or his other heirs share this sentimental attachment and will not look so kindly upon our community when Mr. Melo is no longer at the helm. Octogenarians have lived more of their lives than then have ahead of them. Most of life at this stage is in the rear view mirror...

I agree Melo's minions should have done this long ago. They did not. They will not. Therefore wishing and hoping is an exercise in futility. If someone can accomplish rolling this boulder up a steep hill, I applaud them and I will support the mission.

My question now is this: What do we do between 16 February 2014 and some indefinite future date when we have a functioning HOA? I see few options other than paying Melo to continue to administer the community.

As I see the matter, we are stuck between a rock and a hard place for the indefinite future. I do not want to see us become El Pinar or Las Nubes. Worse, I do not want us to become another Altos de Pacora.

As for the road leading up to the front gate, this is a private road, owned by Melo, past the Turismo. He can maintain it or not as he sees fit. Melo's only real concern is the ability of heavy trucks to access his fincas. We have an easement of necessity to drive on his road to access our properties. The owner of the underlying easement has the legal responsibility ONLY to allow use of the easement. The underlying owner has no legal obligation to maintain the easement! If any owner has lout, they should suggest that the easement access road be dedicated (given) to the Panamanian government and made a public road. It would then be the responsibility of MOP to maintain the same. With that siad, good luck getting MOP to give a damn about a rural road. Politicians can count votes. Most owners, are either resident aliens, like myself, or are Panamanians who vote form precincts inside Panama City (like my wife). There are probably too few votes being cast from Cerro Azul to provoke any politician to give a wit about our access road, private or public. I muse as to whether this is the reason Melo has maintained the road a s private property as he needs access to his fincas and if the government let it fall into complete ruin, like the road past the police station, he could not conduct his profitable business.

The bottom line is this: If we do not either get a functional HOA that can actually collect sufficient fees to maintain the property or pay the current administration sufficient money to maintain the community; it will fall into disrepair to the point that the value of all of our properties will plummet and our access to our homes will be severely limited. Plan A can be to continue to strive to create a real and a functional HOA. What is Plan B in the interim and in the event that Plan A fails?

Mark y Yari Ort

[John James Cilliers]

John Cilliers, 16 Alcazar. I prefer to look at the glass half full and not half empty. Around 8 years ago the majority of the homes in Los Altos was abandoned and a state of disrepair. The administration was almost completely out of Money and options and there was very few people paying their maintenance.

Today most of the houses in Los Altos has either been repaired or remodeled. There is a lot of lots being sold right now (Not cheap either). There has been a lot of construction in Los Altos and I have seen many new homes being build. Comasa invested money into their business up here because it is doing well.
I have seen new walkways and bridges at the Recreation area at the river and also a lot of the drainage has been repaired.
The road from the lake (Turismaro) to Los Altos is a big problem and I think we can protest and demand from company melo some kind of action.
Maybe we can form a big group of people and all make a direct protest at the Gerencia of Company melo. That might produce more results than simply being frustrated.
I will support such a action.

WE can clearly see that Los Altos is becoming a very popular place if you look at the amount of visitors coming in on holidays. All this bode well for our future.

The developments in 24 deciembre is bringing real investment and the city to our door step.

We have a unique position and unique attractions that we can use to benefit us and our community.
If we are creative we can use this to our advantage and we could be financially independent from company Melo.

It is better to go around the wall rather then to try and go through it.

[colmport]

Mark y Yari Ort, Torreon 61. I concur with the positive outlook of Mr. Cilliers.

As to the road from Turismaro, as I stated previously, it is not a public road. Oddly, it remains a private access road owned by Melo.

Melo can dedicate it to the government and we can demand MOP improve and maintain the same. We can complain to Melo, however, we have no legal position to force him to improve what is known legally as an easement of necessity. His sole legal obligation is to keep the easement open and to allow us access. His sole business obligation is to make certain that his trucks can access the chicken fincas. The road is well enough constructed to handle car traffic. It is the trucks that tear up a "tar and chip" construction. Here is where we pass through the "looking glass" or pass down the rabbit hole of "Alice in Wonderland". It is the operation of the chicken fincas that give the sole incentive for Melo to maintain the road in any form or fashion. Ont the obverse, it is the trucks that continually damage the road.

If anyone paid attention to road repairs below Turismaro over the past several years, they would see that proper engineering calls for a well laid base, covered with 4 inches to 6 inches of concrete that is topped by 4 inches of true road grade asphalt. What we have is what is called "tar and chip" frequently used for rural roads. It consists of a barely graded base, covered by a layer of tar and gravel poured on top of the tar and pressed into place by traffic. Over the years, the tar and chip layers get thicker but without a sufficiently established base and proper drainage, the tar and chip remains a very viscous fluid that is easily displaced by the rotation of the tires of heavy machinery. Thus we have the road(s) we have.

If we want well engineered roads that are better maintained, we need the clout of the government and MOP to provide the same. The chances of the government spending one million U.S. dollars (Balboas if you prefer) per kilometer to improve the roads and the annual maintenance is an unlikely dream. Our other alternative is to maintain good relations with the Melo Group and to pay sufficient money each year to cover the cost to maintain the roads to an extent we can pass over them with passenger vehicles or to form our own voluntary unincorporated association to contract for the same work.

We similarly do not want to discourage the collection of the pine needles currently performed by Melo employees. Fires will be more frequent and more damaging if the pine needles are left to accumulate. The recent fire near the Club should be a warning shot across the bow. The Administration is not responsible for fire protection. The Fire Department in Tocumen is responsible for this mission. We are, however, in peril becasue the distance the bomberos need to travel would leave much time for any fires to spread before they can arrive on the scene. We, the owners, need to band together with the Administration to prepare to act as first responders to get such fires under control until the government paid professional can arrive to perform their duties.

The bottom line is that we all love our homes n Cerro Azul. WE all want our community to survive and to thrive. The only way to accomplish this mission is to work with the resources at our disposal and to make the best of what we have available. Mere complaining and worse, the refusal to pay our maintenance fees, will worsen the situation and send our community into a death spiral from which we will find ourselves unable to recover.

[iqsimons]

Hola a todos....
El tema no lo veo tan difícil y durante los últimos 3 años, se ha avanzado bastante. Es un asunto de compromiso y buena disposición de todos o bien rendirnos y seguir como estamos actualmente que es: protestar, donde nosotros no podemos ni decidir ni aprobar aquello que sea de nuestra competencia como es el aumento de cuota, el derecho a participar y, entre otros asuntos, recibir periódicamente información de las cuentas (ingresos y gastos de manera periódica y estados financieros anuales).
En este residencial de Montaña Altos de Cerro Azul compuesta por 9 barriadas, todos somos propietarios profesionales, con experiencia y muchos conocimientos (me refiero a panameños y extranjeros), residentes, no residentes, con lotes con mejoras o sin construcción, capaces de dirigir por medio de una Junta Directiva de una asociación y con un buen administrador para el servicio de mantenimiento, conservación, vigilancia y administración.
Los señores Melo, por medio de su empresa Altos de Vistamares, S. A., en su circular del 10 de enero de 2014, que está en la oficina (en español e inglés) reconoce que se debe legalizar el funcionamiento de una Asociación y están dispuestos a ello y desean seguir dando el servicio de administración, así como es el querer de la mayoría de los propietarios. Ellos se han comprometido al desarrollo de un plan para hacer las convocatorias con la colaboración y participación de los propietarios.
Entonces el compromiso de los propietarios sería… terminar de organizarnos, asistir a la Asamblea General y allí tomar las mejores decisiones en beneficio de todo el residencial.
Saludos, Iris Quintero de Simons - Altos del Frente No. 89. A continuación la traducción de este mensaje por medio de google..... Si hay algo en la traducción que no se entiende, favor remitirse a mi mensaje en español. Gracias por su comprensión.
TRADUCTION
Hello everyone ....
The subject does not look so hard and for the past 3 years is well advanced . It's a matter of commitment and willingness of all or will give up and continue as we are today is : protest, where we can not even decide or approve that which is within our competence as increased fee, the right to participate and among other things, regularly receive account information (income and expenses periodically and annual financial statements ) .
In this residential Mountain Altos de Cerro Azul with 9 neighborhoods , we are professional owners , experienced and very knowledgeable ( I mean Panamanians and foreigners) , residents, non-residents, with lots with improvements or without construction, able to lead by through a Board of an association and a good steward for the maintenance, conservation, monitoring and management.
The Melo gentlemen, through his company Altos de Vistamares , S. A. , in its circular of 10 January 2014 , which is in the office ( in Spanish and English ) recognizes that to legalize the operation of a partnership and are willing to do and want to continue giving service administration and is the desire of many homeowners . They are committed to developing a plan to make calls with the cooperation and participation of the owners.
Then the commitment of the owners would ... finish organize , attend the General Assembly and then take the best decisions for the benefit of all the residential .
Regards, Iris Quintero Simons - Upper Front No. 89 . Following is the text of this message through google ..... If there is something in the translation is not understood , please refer to my post in Spanish . Thanks for your understanding

[rauldavila]

The entrance gate should be moved and placed after the chicken farms; I do not think that the chicken farms pay HOA fees. We pay to maintain this road plus the security of the area.

I don't agree of any HOA increase if we do not receive financial statements and we should vote to approve the yearly budget.

The maintenance on the Club is lousy. The tennis court net is the same one from 17 years ago; its all torn apart. The surface of the court is full of holes and not suitable for playing; you could get hurt pretty bad if you tried to play in this court.