8 (!) years (2000 days) of Long-standing issues: Damages to be evaluated...
8 years of "maintenance" which should make Stradbrook a shiny place...
The Stradbrook development, built in 2004, has been experiencing ongoing, long-lasting issues that have been overlooked for years.
All these issues result from a lack of qualified maintenance and proper management of the development, including direct hazards and danger to residents, which have been created due to the lack mentioned by all parties involved.
LEGAL LIABILITIES for the above applies to any party allowed below damages hapenning to the development, not limited by management company, its employees, the managing agent, and its contractors, would it be due to lack of the relevant skills, qualification and certification to deliver quality results commensurate with the paid annual service fees.
8 (!) years of incompetent and unqualified property management and civil engineering contractors services.
Laois County Council Social Housing Residents Affected.
- Article of Association: Annual Financial Accounts MUST BE Audited
- ALERTING NEWS: Leinster Express...
- Common areas transfer: Undocumented with direct CONFLICT OF INTEREST
- Residents Property and Safety Deep Concerns
- No actual property mainenance except partial cleaning
- Extremely high costs for such cleaning quality.
- Artificially high costs are maintained when €300/year/owner could easily be saved
- Unlodged funds, paid by members as a sinking fund, for 2 years (!)
- Board of Directors: REJECTED Obligatory Audit of Financial Accounts for 2022 - extreme findings!
- Board of Directors: DIRECT CONFLICT OF INTEREST- individual gain without Members' approval
- Board of Directors Elected Commercial Member as an OFFICER: BREACH OF LAW.
- Breach of Article of Association: COMMERCIAL MEMBER ACTING AS SECRETARY
- Breach of Article of Association: COMMERCIAL MEMBER ACTING AS DIRECTOR
- Public account issue: Renters of Commercial Member paid directly to OMC on behalf of in bankruptcy owners of Pavilions A & B....
- ALERTING NEWS: Leinster Express...
- Public account issue: Renters paid service and sinking fund fees to OMC, including for insolvent owners of Pavilions A and B
Finance Audit Rejection: 2017–2022
Numerous , vast and documented facts necessitate the independent audit of financial accounts, records, agreements, common areas transfers, conflict of interests, breach of Corporate legilsation and multiple breach of Article of Association of Management Company County Infirmary Property Management Company LTD CLG.
Non-communicating Board of Management.
A demand for the audit of accounts for the years 2022 had been ignored by very specific group of Directors (2023) and Secretary in order not to disclose ongoing with large amounts not being paid by commercial members, who actually run business at costs of residential members!
EMERGENCY ! RESIDENTIAL BLOKS: FIRE DANGER !
In 2022, RSA Ireland notified the Managing Agent in its report related to insurance development about a critical and significant issue with fire safety in residential blocks. The issue is directly linked to the quality of work by developers, G&L Ltd, who are in receivership. Each floor must be blocked/separated. However, further communication with the insurance company revealed that the report never reached the insuring company. Recently, the same Board of Directors, led by non-resident members, decided to spend €2,000 on 'flowers,' showing absolute negligence regarding the safety of residents, children, and social tenants of the County Council. Neither the Managing Agent have been taking care of residents' well-being, as this has been an ongoing issue for 15 years!
No actions by Managing Agent: incompetence, negligence or intentional ?
Financial Blackmail of Members by Directors
There are concerns regarding direct financial blackmail of members by a group of Board of Directors in 2023/2024. Compaint had been placed with authorities.
(!) Certificate of Complianace had been lodged to CRO with non-original signatures of irrelevant to OMC management people.
Legal company: Liston & Co
Accountant: Kennedy & Co
Auditor (2023): ND Audit & Advisory Ltd
Auditor(2024): McMahon & Co - Accountants & Statutory Auditors refused to consider in their report
Missing cash payments for fobs: 2017-2022
Let us know dates/periods when you purchased underground parking gate and residential block entry fobs (between 2010-2022), as well as whether you have received receipts for these cash payments, regardless of their purchase period. This would help residents have a clear evaluation of income for past periods. There are No track/documented records of cash entry into OMC accounts for these periods !
We encourage any community members who may have relevant information to come forward and share it with us.
Accountant: Kennedy & Co
Managing Agent: M&C Property
Board of Directors manipulatively refused to perform Audit of accounts for past period to recover losses of Members.
Board of Directors breached their duties to perform Audit of Accounts of OMC !
Missing cash payments for fobs: 2017-2022
Let us know dates/periods when you purchased underground parking gate and residential block entry fobs (between 2010-2022), as well as whether you have received receipts for these cash payments, regardless of their purchase period. This would help residents have a clear evaluation of income for past periods. There are No track/documented records of cash entry into OMC accounts for these periods !
We encourage any community members who may have relevant information to come forward and share it with us.
Accountant: Kennedy & Co
Managing Agent: M&C Property
NO AUDITOR !
Abnormal Decisions by Non-Resident Directors
There is No Residential complex in Dublin with so many bumpers installed instead of keeping gates closed ! Unqualified decisions by the leading Director, who does not even reside in the development, have negatively impacted residents' and members' vehicles due to the installation of multiple speed bumps, which have effectively turned our protected underground garage into an open traffic road. When purchasing apartments, it was promoted that the garages would be secure, yet the gates are left open all day. Furthermore, it appears that the Caretaker’s driving route has been deliberately left uncovered by these devices. This raises concerns about possible intentional actions by the leading Board member. There seems to be a lack of Basic Operational and Technical Experience/Knowledge within the Board, its employees, and the Managing Agent.
Missing cash payments for residents' 2nd car parking
Each resident may park their second car for an annual fee of €50/y. However, there have never been any cash entries into the OMC accounts for residents' second cars since 2004. No any records on any cars and/or cash at OMC's accounts.
We encourage any community members who may have relevant information to come forward and share it with us..
Accountant: Kennedy & Co.
Managing Agent: M&C Property
NO AUDITOR !
High cost of Caretaking
Comparison of Caretaking work with other regions, including Dublin, shows that similar regions have this level of salary relative to the actual work performed. The salary level for the mentioned scope of work, even in Dublin, is around €35,000 per year!
An extreme way of working since 2017: Residents are told to contact the Managing Agent, who then contacts the on-site Caretaker, who in turn contacts a Subcontractor for practically any task, except waste collection and unscheduled Residential blocks overal cleaning.
Triple costs for very basic job!!!
It's unnecessary to explain why current Directors refuse to reduce costs and do continue to waste money this way instead of setting up a proper system for such basic work...
Blocked rain collection points
Block A: the lack of maintenance in the area has allowed plants to grow, blocking rain collection points under the penthouse balcony, which may lead to flooding in the apartments below.
The full legal liability lies with CIP Management Ltd CLG and non-performing employees.
No action by Caretaker, nor Managing Agent nor Board of Directors.
Damages to individual apartments and residents' health must be assessed. OMC and the Managing Agent are legally responsible for the inadequate handling and negligence of common areas !
Unlawful Parking Space Distribution Harming OMC Revenue
Commercial users: Gratton House and the owners of Pavilions A & B already have contractual external parking spaces on the Dublin road side. The current Directors, including another commercial owner who is in breach of Irish law, granted themselves the same number of parking spaces in the garage of the residential area without the approval of the Members! Factually, they have doubled their parking spaces, damaging the financial flow of the OMC, where each additional space costs €50 per year, resulting in a total loss of €1,000 per year from private residents, including Laois County Council social residents, impacting public accounts!
Officers are using at own profit parking spaces for free (no payment records booked in accounts of OMC)
Auditor(2024): McMahon & Co - Accountants & Statutory Auditors refused to consider factual situation
Disastrous Failure of Service Damaging Apartments
Due to improperly sized and installed equipment by the developers, and further failure by the OMC and managing company to rectify the issue, apartment members have been experiencing water damage for over 10 years. This has resulted in potential water flooding and absorption during rain, leading to significant health and safety concerns, including mold growth in the apartments and a decrease in property value.
Undersized Draining system: Ignored Issue
The drainage system, improperly sized and installed builders, has not allowed water to fully and properly drain since its inception in 2004. This issue never been loiked, addressed and taken care of by Management Agent. This has impacted property values and compromised residents' health and safety. The resulting inadequate drainage has led to potential flooding and water absorption during rain, causing significant health concerns, such as mold growth in the apartments, and has further contributed to a decline in property value.
Absolute mismanagement with multiple pets
Dogs, pets, or animals are strictly prohibited in all areas, including common spaces and units. Recently, animal waste was found in lifts and shared areas, with breaches traced to the OMC, its employees, and the Managing Agent. This violates residents’ hygiene standards and disturbs residents with noise. No animals are permitted on the premises, and violations by any party will lead to fines or legal action as per tenancy agreements. Residents are urged to report sightings of animals.
An absolute disaster !!!
Cracked walls and not maintained facility
The lack of maintenance in the area led to uncontrolled damage to the underground parking wall, leaving it in its current condition. No management of the Property at all as such for years, despite paid services fees! Deterorated property of members.
Cracked walls
The lack of maintenance in the area led to uncontrolled damage to the underground parking wall, leaving it in its current condition.
Painting: incompetent management
Internal painting has been initiated when there are clear leaks of water into the residential building. Moreover, Members of OMC had been factually misled with painting budget.
Maintenance of external wooden walls of Blocks
The unmaintained wooden exterior of residential buildings will now require costly replacement for all sections due to the lack of routine maintenance over the years.
Disastrous conditions of the Carpets in the common areas
The carpets in residential blocks are in a state of disrepair, as they have not been properly maintained. Unfortunately, routine washing and cleaning of these carpets have been neglected, leading to a buildup of dirt and grime throught of the development and will require massive investments then.
Carpets not been taken care of during those years !
Exposed cables/wires and unmaintained areas
There is uncontrolled wiring and an unmaintained area.
Street light - exposed wires and parts
Garden/Yard: a non-functioning electrical street light with exposed wiring in the garden poses a direct hazard to public safety and health. The installer bears personal liability in case of an accident. No action by Caretaker nor Manageing Agent nor Board of DIrectors.
Flooded garden yard footpath
The footpath in the garden yard of the apartment block frequently experiences flooding, with standing water persisting for hours after rain. It's important to note that this area covers the underground parking garage used by residents.
Trip hazard and contamination
Trip hazard block B, personal injury liability on OMC funds, Unmaintained. In case of an accident Management company and its employees bears all liabilities in case of an accident.
Maintenance and Security
Unsecured underground parking due to the constantly open gates from 8:00 AM to 17:30 PM and uncontrolled gates opening during week end. No safety and security of residents property. Gates suppose to be closed therefore gates fobs has been sold to memmbers/residents
Unqualified removal of gas boilers
Exposing the public to danger.
High voltage power wires/cable exposed to public/reisidents
Exposure of high power/voltage to the public.
Maintenance of the Ventilation Area Roof of the Underground Parking
Underground parking ventialation area requires its first cleaning.
Residential blocks' roofs maintenance
No records of those of residential blocks maintenance and/or check of roofs conditions against leaks, damages, etc. There is potentially risk of massive leaks due to the unknown condition of the roofs, resulting from the lack of maintenance.
All Blocks' Common areas floor conditions
Those public areas require a routine, proper cleaning of all surfaces... Buildup of dirt and grime are visuall. It is crucial for the management or residents to address this issue promptly to ensure a cleaner and healthier living environment.
Yard garden treatment
No annual qualified yard and garden treatment, the development's green spaces will suffer from neglect and reduced overall aesthetic appeal. Additionally, this neglect could lead to potential safety hazards for both residents and the property and lack of maintenance could result in decreased property values.
Since 2025, despite paying service fees, members were asked by the Board to care for the garden themselves!
24/7 running lights: underground parking
133 lamps (34W LED) continuously lit 24/7 in the underground parking area. Wasted equivalent of at least 12 hours (50% or 54kWh) of energy savings by turning off of lamps during daytime. Annual losses of around 1000 €/y.
Unauthorised traffic cones installation
Unauthorized installation of cones in the underground parking causes daily danger to residents' vehicles when driving in and out. The full legal responsibility lies with the Management company, CIP Management Ltd CLG, and the installer.
Note: dad been removeed after residents multiple requests !
Underground parking- quality of applied new marking signs
2024: The subcontracted supplier applied marking signs and arrows to the underground parking area. However, after two months, they have worn off, raising questions about the efficiency of the selected contractor, quality control, and the costs of the work. This situation also prompts consideration of the further responsibilities of all parties involved.
Firehoses maintenance: Resident Danger
For 6 (six) years, 16 firehoses in an apartment block's underground parking have not been tested since 2015/2017, posing severe risks. These include compromised fire suppression, delayed response times, and heightened dangers for residents and their property. This negligence not only jeopardizes lives but also increases the potential for extensive property damage. Non-compliance with safety regulations further exposes the property to legal consequences and insurance complications. Urgent attention to testing and maintenance is essential to safeguard lives, protect property, and ensure overall compliance with crucial safety standards.
Health and Safety Hazard: Fallen for 8y Wall
Fallen wall (Block A), signaling danger to both the building and residents. There's a risk of more collapse or damage, and residents face the danger of falling from heights, potentially causing injuries. The fallen wall could also trap residents during emergencies, causing additional health risks. Moreover, sharp debris adds to the hazards. Urgent action is needed to secure the area, assess damage, and protect residents. Notably, the lack of maintenance since the beginning has contributed to this situation.
Managing agent allowed such situation since 2017 !