Troubles With Building Administration

[jantango]

There were months during the current administration that our paper liquidations were delivered as late as the 12th of the month, when the first expiration date for payment was the 10th. The one who calls herself the administration council is likely the one who decided that the consorcio needed printed liquidations so she still had the responsibility of distributing them. It was just another unnecessary expense. Finally, she gave the okay to send the liquidations by email beginning with the June liquidation. Our previous administration used email and paper.

The September liquidation arrived in our inboxes on Sept. 28th, unusually early. However, I noticed that mine from PagoMiExpensa had only the boleto de pago without the liquidation or the state of account. Was it an oversight or intentional? I immediately sent an email asking for the liquidation. No response. It was intentional.

I decided to share the debt information that is always omitted from the liquidations, so I compiled a list and posted it on my door today. There are residents who don't have any idea about our debt. They will find out soon enough when they notice a large increase in the monthly contribution.

 

[jantango]

The consorcio had an unpaid payment to AFIP for the employee from November 2020, which was noted on the liquidation "due to lack of funds." The administrator simply forgot about it. The debt was estimated to be around $600,000 as of July 2021. Today is must be over a million or two. AFIP will only provide information to the administrator, so I notified him of it.

AFIP does not notify the administration nor the consorcio about the debt which accrues interest. My conclusion is that is how the government can take advantage of the situation and extract more money. That's what I call un gran estafa against its citizens.

 

[PaulBee]

The consorcio had an unpaid payment to AFIP for the employee from November 2020, which was noted on the liquidation "due to lack of funds." The administrator simply forgot about it. The debt was estimated to be around $600,000 as of July 2021. Today is must be over a million or two. AFIP will only provide information to the administrator, so I notified him of it.

AFIP does not notify the administration nor the consorcio about the debt which accrues interest. My conclusion is that is how the government can take advantage of the situation and extract more money. That's what I call un gran estafa against its citizens.

Thanks for all your info !

 

[jantango]

An Argentine friend and I meet regularly for conversation. We share what is going on with our respective consorcio finances, administrators, and building problems. Yesterday, he shared the October liquidation for his building with me. In only a few minutes of review, I concluded that the administrator is robbing the consorcio blind. That is so easy to do when the administrator gets chummy with the owners council and determines who is ripe for corruption. The owners don't care as long as they are being rewarded for their collusion. Most owners don't read or even receive the liquidations if they live in another building, so they are oblivious to the financial situation. Administrators have free reign.

My friend's unit is 28m. His monthly contribution for expenses is $32.680.
My unit is 47m. My monthly contribution for expenses is $15.360 as of October 2023.

My friend's building has 26 units. My building has 16 units.
My friend's building is 50 years old. My building is 55 years old. Both have stairways and no elevators.

His consorcio administrator receives honorarios monthly in the amount of $100.000. (I thought it was a typo.)
Our consorcio administrator receives $16.000. He manages (I use that word loosely) 30 consorcios and increases the amount when he feels like it without consorcio approval. The corrupt are silent.

His consorcio has a debt of $1.9M with an employed female owner who ignores her responsibility to the consorcio. Legal action is finally in progress, an added expense to the consorcio.
Our consorcio has a debt of $1.5M to AySA, plus an estimated $1-2M to AFIP as detailed in post #32 above.

His consorcio encargada (who is a unit owner in the building) cost the consorcio $390.412 or 36.83% of expenses.
Our consorcio cleaning lady (who doesn't know how to clean) cost the consorcio over $97K or 60.47% of expenses for the Sept salary and contributions payment.

His consorcio bank account with ICBC charges were $29.152 or 2.75% of Oct expenses.
Our consorcio bank account with Banco Itau charges were $3.869,51 or 2.40% of Oct expenses. Most of the time, only the impuestos of 0.6% required by law are detailed on our liquidation. At one time, the consorcio paid $5.000 per month on the Itau account.

Banking is an easy source of fraud against consorcios without any accountability to the owners by providing copies of the monthly statements. My attempts to convince the owners council and administrators that we could save money on bank fees with a free account with Banco Ciudad have never received comment. That tells me they are getting a piece of the action for their silence.

Comparing our liquidations was an eyeopener for me. I highly recommend it unless you receive thorough documentation for accountability and transparency from the administration. It's time to formulate another carta documento to send to our administrator, reminding of his written promise for accountability and complete transparency to us two years ago.

 

[jantango]

I found helpful information where you can calculate the suggested honorarios for your administrator based on the category of your building and number of units. https://caphai.com.ar/honorarios/

New tool to calculate administrator fees
We put at your disposal a new calculation tool, through which managers of horizontal property buildings will be able to make their quotes based on the values suggested by the Argentine Chamber of Horizontal Property and Real Estate Activities (CAPHyAI).
We suggest using this tool that we have designed especially for you.
Note: The fees stated here will not vary depending on the area in which the building is located within the same city.

A consorcio like ours with common services and fewer than 20 functional units should pay $99.000 for administration honorarios.

Tipología: consorcios con servicios comunes.
Mínimo hasta 20 Unidades Funcionales $ 99.000
De 21 a 40 U. F. $ 4.570
De 41 a 50 U.F. $ 3.750
De 51 a 60 U.F. $ 3.300
De 61 a 70 U.F. $ 2.950
De 71 a 80 U.F. $ 2.750
De 81 a 100 U.F. $ 2.500
De 101 U.F. en adelante $ 2.050

How does your administration's honorarios compare with the online "suggested" calculations for the various classes and number of functional units? Or does your administration find creative ways by juggling the numbers to increase honorarios?

 

[jantango]

The mailman left a delivery notice in our mailbox for the Consorcio de los Propietarios de (address). I went to the post office location indicated on the notice. I was told that "only the administrator can receive the carta documento after presenting the Libro de Actas of the consorcio as its legal representative." Considering our enormous debt with AySA, I assume the carta document is about initiating legal action and taking control of our bank account, so the notice can only be received by the administration.

This was a first for our consorcio. Obviously the sender wants the administration notified, so a carta documento is the standard procedure. FYI.