Our building had an administrator for one year who did nothing for us, and robbed us. She didn't respond to my emails asking questions about our building issues. I wanted to file a complaint against her, but I didn't know where to go. In early March we voted her removed as administrator. She was supposed to turn over all our records over in ten days, but took her sweet time so she could charge us for another month of doing nothing. A complaint against her had to be made while she was still our administrator. I missed my big opportunity to do so.
I have yet to talk with an apartment owner in any building who says they have an outstanding administrator that handles things in a timely matter and keeps the owners informed. Administrators manage too many buildings to make more income, so attention to detail and good communication with consorcios is impossible. One meeting with owners each year is all they have time for.
Our new administrator took over in late March when we signed a motion appointing her at a special meeting. She let the previous administrator take weeks to turn over our records, so our consorcio was basically unable to operate. We had no access to our bank account nor any idea of the balance. She, too, ignored my emails about things that needed attention in our building. The previous owner's council resigned, and there were no one willing to sign up. I tried to keep the lines of communication open on what we needed done in the building. The monthly liquidation showed that there was no payment for fire insurance which is mandatory. The emergency lights in the hallways haven't worked in years. The fire extinguishers expired in July. The administrator was not doing her job. The book of owners was not complete, so technically voting at a meeting was illegal unless a signature appeared in it. I asked to see the previous year's receipts and got no response from her. I started researching the law online about what administrators in the city are obligated to do. Ours was getting away with mismanagement from the start.
Administrators have responsibilities which are clearly set forth in the law. If they don't complete them, an owner or renter has the right to file a complaint, which is what I did. I went to Comuna 3 offices where I talked with a woman handling consumer issues. (She lived in California and Puerto Rico for years, so much of our conversation was in English.) I provided copies of my unanswered emails to the administrator. I completed the required form indicating the areas which our administrator has not complied. The city website provides all the information for this process. I provided my DNI and a photocopy, a copy of my electric bill, and documentation to prove my case against her. I was given an appointment on October 30 with the staff lawyer who will handle the matter. The notice will be mailed to the administrator. I am looking for answers why our administrator has been so unresponsive to taking care of business for our building and knowing whether she is interested in improving. The last liquidation indicated making payments of expenses to her bank account, so I withheld payment. The consorcio has/had a bank account with Santander Rio opened by the previous administrator.
I'm posting to share the information because there are certainly others who are dissatisfied with their administrators as I am. It's common to do nothing and put up with business as usual. Administrators continue collecting their monthly salary for doing as little as possible and are never available by phone. I will update the thread after my Oct 30 meeting with the lawyer and our administrator.
Here is the place to start: http://www.buenosaires.gob.ar/defen...sorcios/que-pueden-denunciar-los-consorcistas
Compliance with the administrator's obligations:
Lack of administrator registration.
It does not execute the decisions adopted by the assembly of the owners in the terms of execution required of the administrator.
It does not carry out the conservation of the common parts, not safeguarding the security of the building according to the current regulations.
Lack of contracting of compulsory insurance.
It does not carry in due form the compulsory books of the consortium.
It does not keep the supporting documentation of the consortium's suppliers.
It does not guarantee the free access of the documentation and / or the obligatory books to the consortiums.
Failure to report to the competent authority any unregulated situation and the works executed in the building that it administers without the respective work permit or without notice of work.
No bank account in the name of the consortium of owners where the funds are deposited.
Lack of convocation to the ordinary or extraordinary assembly in time and form according to the consortium's co-ownership regulation.
Failure to return the expired books within 10 days in case of resignation, cessation or removal
Breach of the requirements demanded in the bills of payment of expenses
Failure to submit proof of registration in the ordinary or extraordinary meeting at the time of appointment.
The manager hires suppliers of products or services that do not meet the mandatory requirements, for example when hiring a gas supplier who is not enrolled.
If your administrator isn't complying with any item on this list, you have the right to make a claim with the consumer protection agency.
I have yet to talk with an apartment owner in any building who says they have an outstanding administrator that handles things in a timely matter and keeps the owners informed. Administrators manage too many buildings to make more income, so attention to detail and good communication with consorcios is impossible. One meeting with owners each year is all they have time for.
Our new administrator took over in late March when we signed a motion appointing her at a special meeting. She let the previous administrator take weeks to turn over our records, so our consorcio was basically unable to operate. We had no access to our bank account nor any idea of the balance. She, too, ignored my emails about things that needed attention in our building. The previous owner's council resigned, and there were no one willing to sign up. I tried to keep the lines of communication open on what we needed done in the building. The monthly liquidation showed that there was no payment for fire insurance which is mandatory. The emergency lights in the hallways haven't worked in years. The fire extinguishers expired in July. The administrator was not doing her job. The book of owners was not complete, so technically voting at a meeting was illegal unless a signature appeared in it. I asked to see the previous year's receipts and got no response from her. I started researching the law online about what administrators in the city are obligated to do. Ours was getting away with mismanagement from the start.
Administrators have responsibilities which are clearly set forth in the law. If they don't complete them, an owner or renter has the right to file a complaint, which is what I did. I went to Comuna 3 offices where I talked with a woman handling consumer issues. (She lived in California and Puerto Rico for years, so much of our conversation was in English.) I provided copies of my unanswered emails to the administrator. I completed the required form indicating the areas which our administrator has not complied. The city website provides all the information for this process. I provided my DNI and a photocopy, a copy of my electric bill, and documentation to prove my case against her. I was given an appointment on October 30 with the staff lawyer who will handle the matter. The notice will be mailed to the administrator. I am looking for answers why our administrator has been so unresponsive to taking care of business for our building and knowing whether she is interested in improving. The last liquidation indicated making payments of expenses to her bank account, so I withheld payment. The consorcio has/had a bank account with Santander Rio opened by the previous administrator.
I'm posting to share the information because there are certainly others who are dissatisfied with their administrators as I am. It's common to do nothing and put up with business as usual. Administrators continue collecting their monthly salary for doing as little as possible and are never available by phone. I will update the thread after my Oct 30 meeting with the lawyer and our administrator.
Here is the place to start: http://www.buenosaires.gob.ar/defen...sorcios/que-pueden-denunciar-los-consorcistas
Compliance with the administrator's obligations:
Lack of administrator registration.
It does not execute the decisions adopted by the assembly of the owners in the terms of execution required of the administrator.
It does not carry out the conservation of the common parts, not safeguarding the security of the building according to the current regulations.
Lack of contracting of compulsory insurance.
It does not carry in due form the compulsory books of the consortium.
It does not keep the supporting documentation of the consortium's suppliers.
It does not guarantee the free access of the documentation and / or the obligatory books to the consortiums.
Failure to report to the competent authority any unregulated situation and the works executed in the building that it administers without the respective work permit or without notice of work.
No bank account in the name of the consortium of owners where the funds are deposited.
Lack of convocation to the ordinary or extraordinary assembly in time and form according to the consortium's co-ownership regulation.
Failure to return the expired books within 10 days in case of resignation, cessation or removal
Breach of the requirements demanded in the bills of payment of expenses
Failure to submit proof of registration in the ordinary or extraordinary meeting at the time of appointment.
The manager hires suppliers of products or services that do not meet the mandatory requirements, for example when hiring a gas supplier who is not enrolled.
If your administrator isn't complying with any item on this list, you have the right to make a claim with the consumer protection agency.
