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How to Run Your Condo Juristic Person

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Foreigners and Thai people alike enjoy living in condos in Thailand due to their benefits and amenities, such as on-site beauty salons, swimming pools, and gyms. However, running a condominium in Thailand takes a lot of work and skill, so a Juristic Person is vital to the property’s management.

A Juristic Person is a non-human legal entity that serves as a management company with specific duties and rights recognised by Thai law. Many condos in Thailand apply the Juristic Person title to property management companies that work with the property’s Management Committee to make decisions about the condominium’s operation.

There is much that goes into being a Juristic Person or legal entity for a condo, which you can learn about below.

What Are the Duties of a Juristic Person?

A Juristic Person is responsible for overseeing the condo’s common assets or the communal spaces shared by the property’s residents and guests. The legal entity or company will also control the budget and plan expenses.

The purpose of a Juristic Person is to create a harmonious living environment while preserving the state of the common assets for long-term use. The entity may also plan events to please residents and provide everyone with essential information about the property.

How the Legal Entity Funds Its Management Efforts

Another responsibility of the Juristic Person is to implement and collect common area fees or maintenance fees from the condo’s residents. Those monies fund all the work that goes into the property to make it a worthwhile living area. Common area fees can fall under annual, quarterly, or monthly payments, and each unit’s square metres will determine the amounts its residents will pay.

How a Juristic Person Manages Condos

Proper condo management requires the Juristic Person to perform many duties, which often include:

● Building Management: Managing the building properly ensures that the common areas constantly stay in excellent condition to create a lovely ambience for condo co-owners and residents.

● Building Systems Maintenance: The building’s core systems like the lift, lighting, tap water, and wastewater treatment systems ensure that the property is fully functional to keep residents comfortable and safe.

● Surrounds Maintenance: Trees, roads, footpaths, fences, and outdoor lighting are some of the surrounds that make the condo’s exterior look enticing. The Juristic Person is responsible for overseeing the surrounds maintenance.

● Fire Safety and Emergency Management: Fires due to accidents, natural disasters, negligence, and electrical problems can have devastating effects on people’s lives and assets. A Juristic Person can prevent catastrophes by properly maintaining spaces and scheduling routine inspections to eliminate hazards.

● Waste Management: Organising the waste-handling process for a condo requires coordination with recycling businesses and local authorities, which the Juristic Person will handle.

The Living Management Philosophy

The duties and obligations of a Juristic Person for Thai condominiums are vast and varied. However, successfully managing a property usually includes the living management approach. It’s a philosophy that management teams can achieve happiness for residents in any community by being attentive and providing customised care.

Every condo will have a different variety of co-owners, residents, and building needs. A Juristic Person that can mobilise its skills and experience to meet all living, regulatory, and building maintenance needs will create a thriving environment

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Issues to Avoid When Living in a Condo

Issues to avoid when living in a condo

To all the condo lovers and Thailand residents, shifting to your ultimate new condo home is a thrilling discovery that one feels genuinely accomplished for. However, your original investment may acquire some problems in your condo; some are preventable, while others aren’t. Some of these problems are escaped early. However, some will arrive later. Protect yourself from stress and the money incurred in all of this by having a look at these every-day problems.

Take note of these:

Water leaks

As you know, Thailand’s climate is changing every day. Therefore, get on a search for stains on your walls and ceilings near the window openings and door. Visible stains near balconies and bathrooms imply that there are water leak issues that require to be solved.

Cracks

Check cracks on columns, beams, and walls. A structure engineer should be consulted due to the reason for its poorly built structure. However, the cracks in interior partitions aren’t much of a problem as they do not affect firmness.

No flooring slope

The balcony and toilet flooring should be slant toward their relevant floor drain to avoid water overflow in the other areas of the condo. This problem can create consequences and damage the adjoining engineered wood flooring.

Tile cracks

You have to ensure that the tiles don’t have hairline cracks, as this could indicate that there is not enough bonding substrate under it. Put different parts of the individual tile pieces to work out if the tiles are filled thoroughly. Hollow portions are likely to create more cracks within the future.

Noise

As your windows and walls are not soundproof, you can’t control the sound of your neighbors, their visitors, pets, and thus the rush outside your condo, but it’ll help if you choose the location of your choice. This causes issues due to the sound pollution that you have to suffer every day. The units that are near disposal rooms and elevators are high traffic areas. Thus it is preferred to stay away from them as the noise can echo from the hallways.

Lack of Privacy

People like handing duties and have their control over situations; however, it is a struggle that one no longer has power over the environment and conditions around them. From color schemes to having pets, everything is permission-based, which can be quite irritating at times. Sometimes, you just prefer to stay alone and have some time to yourself, which can be hard when you are living in a condo community. Living so close to others makes life social, so slipping silently into your unit without being a part of a lot of discussions can be difficult. The common areas like the pool or the clubhouse or the park are social. Therefore, it’s hard to just sit in a corner and read a good book.

 

Location is a crucial factor when purchasing a condo in Thailand. There are plenty of locations around Thailand which will help you find your dream place very easily. Mostly, every city has condos. However, the price varies according to the place.

Financial Problems

Along with the structure of the building, it is essential to look into the financial health of the project. There will be hidden expenses once you move into a condo, the maintenance fees, insurance, transfer taxes, and standard area fees. These payments are expected for you after the turnover of the unit, and you have to pay them even if the area is unoccupied

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What is a Condominium Juristic Person?

What is a Condominium Juristic Person?

Thailand has become a haven for all foreign investors looking to invest in a real state- in particular condominiums.

Condominiums offer you numerous benefits and amenities, including gyms, swimming pools, courts, beauty salons, etc.  They do help increase the attractiveness of condos over another real estate.

Though, you may wonder who is responsible for condo management. Who looks after all the administrative and maintenance activity of the shared-spaces?

This is where the Condominium Juristic Person comes to save the day.

Who is a Juristic Person?

When you hear or see the word ‘juristic,’ chances are that your brain produces a particular type of person. It must be of someone old, wearing grand black robes and a dramatic wig, right?

Not really, though. In Thailand, a team of people assigned with condo management tasks is termed as the Condominium Juristic Person (CJP). 

The Juristic Person can also comprise of the owners because they have their voting entitlements. Though, the owners, in general, avoid being involved in condo management and are rarely present in gatherings. 

Qualifications to be appointed as a Condo Juristic Supervisor

The standards, as set by the Thailand Condominium Act, to be a Juristic supervisor, include:

  •         Not bankrupt
  •         Not below the age of 25
  •         Was never fired, released, or eliminated from any public or private sector institutions due to illegal acts
  •         Has never gone to prison for reasons except for a trivial felony or neglect
  •         Isn’t unprofessional or even semi-unskilled
  •         Doesn’t have any outstanding tax liability or duty-related expenditures
  •         Had never been dismissed from a position of supervisor due to fraudulent acts or immoral misconduct
Functions and Responsibilities of a Condo Juristic Person

The CJP is required to oversee their duties from the time the condominium gets disclosed as a juristic person. Condo management includes all the work to protect and maintain the jointly availed facilities and spaces. Furthermore, new conditions, strategies, and planning are recommended to be carried out to promote further improvements in those services.

Besides, the CJP also has to oversee the joint assets and forecast revenues and expenditures to be incurred. Some of the joint-assets they administer include:

Managing maintenance of building systems: It includes looking after systems like tap water, electricity, lifts, sewage, and fire-alarm systems.

Supervising the surrounding: It includes CJP ensuring that the space surrounding the condominium is clean and well-maintained. This refers to cleaning the entrances, lawns, beautiful plantation, and sidewalks.

Supervising security-based services: The CJP must ensure that the condominium is being provided with proper security. This includes assessing and minimizing the danger of thefts, trespassing, damages to the properties, etc.

Overseeing precautionary pest control measures: CJP must take action against unwanted pests like mice, flies, and mosquitoes. Not only do they irritate the residents, but they also affect the hygienic level of the building. Also, ignoring this issue may even lead to damaging of the condominium.

Administering amenities: Providing services and facilities is easier. But, maintaining them requires a lot of attention too. Hence, the CJP must see to the quality of the facilities being offered. This includes seeing that all required types of equipment are available for use, the carpets, and furniture are in good shape and always arranged. 

Maintaining the swimming pools: If the pools aren’t looked after and the water not changed regularly, it may become unattractive and even hazardous.  Hence, ensuring that the pools have clean water, are free from algae and garbage, and have no leaks or cracks is one essential duty of the juristic person.

The Condominium Act

Thailand’s Condominium Act further explains and writes every obligation and regulation of CJP. The Act’s essential aim is to have the condo management being carried out in the best way possible. The Act also outlines ways that CJP can manage its revenues, allocate budgets, and pay taxes in inappropriate ways.

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Advantages of living in a Condo

Advantages of living in a Condo

Deciding to buy your own house is one of the most significant decisions one takes in life. Moreover, you are overwhelmed with so many options. One of the most basic and standard options one faces is a house or a condo. There are costs and benefits attached to both. The condo is mostly the option of first-time buyers or sometimes older buyers. People who are looking to invest in a good vacation stop are also interested.

Condo vs. House

Condos are brought into shape as mid-rise or high-rise buildings. They come with features that often appeal to the liking of people. Their modern and space-saving features such as underground parking and elevators make living in them a convenience. Condos often give the feel of luxury living with their resort-style amenities. 

Maintenance

 A condo comes with minimal maintenance. You subscribe to a monthly HOA which charges you a fee. However, they look after all the support outside of your living environment, including the lawn, pool, other inspections, or any additional routine maintenance. All you have to do is maintain the inside of the condo, and you will be good to go with regards to maintenance. 

Amenities

If you are buying a house, getting a pool and other lakeside luxuries could be purchased separately, depending on the location. However, with a condo, all of this comes with no additional cost. Not just this, but other amenities also come without any additional costs. HOA takes care of everything; however, you are bound to pay them whether you use these services or not. But who doesn’t want to? 

 

Privacy

Condos are known for the security they offer. They should be constructed in a way to maximize security and privacy. If done rightly, condos can provide unmatchable noise blocking with the aid of noise insulation. So, if you are a peace lover and a noise hater, condos bring an amazing deal in the house for you. Condos can be complemented with larger patios to increase privacy from your neighbors. 

Foreign Ownership

Although this doesn’t apply everywhere, in Thailand Condominiums have the advantage of allowing foreign ownership up to a 49% quota per building. Foreigners cannot own land in Thailand which makes owning a house not possible directly, so Condominiums become an attractive alternative. 


Location

House has to be located in rural or suburban areas. As a result, they are located quite a distance from restaurants and other utilities. On the contrary, condos can be located near fine dining locations, making a good and luxurious life easily accessible.

Safety

Condos offer modern technology to provide security and safety for the community. You can also install secure entry doors to enhance the security of the condo. Since condos are located in gated communities, it automatically adds to the security allowing all the residents to leave all their worries of safety behind and relax. Worries of locking the condo when leaving for a while becomes the thing of the past. 

To conclude

The greatest advantage of living in a condo is the convenience it brings with it. The enhanced security and amenities make it an amazing place to live in or choose as your permanent residence. Moreover, low maintenance makes life further easier.