Check-list for Suria Kinrara Hand-Over.

Purchasers of the Suria Kinrara apartments, offices and shoplots must be anxiously looking forward to the hand-over date.

Based on the feedback from workers and staff at the site, the certificate of fitness for occupation is expected to be out soon. You can expect the hand-over to purchasers anytime between now and October 2010.

However, do not be too anxious to accept delivery of the vacant unit. Prepare a check-list of all the items that were promised and agreed to by the developer in the original S&P and the court order.

I have listed the items to assist in your compilation of your own check list.

A). Petition No. D6-26-61-08

High Court of Malaysia

(Commercial Division)

Court Order (Perintah Mahkamah) dated 17 September 2008

Issued by the Assistant Registrar of High Court Kuala Lumpur

Puan Normaizan binti Rahim.

Conditions of the petition is to:-

1. give 8 months to the petitioner (Sentosa Restu Sdn. Bhd.) to complete the project.
2. waive rights to claim LAD from the contracted completion date in the S&P to the court sanctioned date of completion i.e 12 September 2009.
3. stop or limit action to be initiated or taken against the developer during the court sanctioned completion period.
4. remove all caveats lodged on the land title of the project.

In consideration of the above conditions granted by the purchasers to the developer :-

1. ceramic tiles to be installed to the yard areas for all purchasers.
2. steel grille gate to be installed at the main entrance door of the unit.
3. electronic security access system to the car park for the unit owners.

B). Other matters to pay attention before signing the hand over acceptance letter from the developer are the items specified in the original S&P and the sales brochure:-

1. Examine the walls, ceiling and the column finishing for any sign of cracks.
2. Check all the paint work – walls, ceiling, doors, grilles & railing.
3. Check all the tile work. Examine closely. Malaysian workmanship for tiles is generally very poor.
4. Check, test and verify all the fittings such as lighting points, 3-pin plug power points, air-conditioner points, fan points, TV aerial socket, telephone socket, switches, tap faucets, WC, shower heads, basin and kitchen sink.

Write down all your claims or complaints on the delivery acceptance letter yourself. Don’t let the site supervisor do it. And make sure both parties sign on the list of defects and complaints.

Very important – before taking the keys to your unit, ensure that you bring along your own padlock. Better still, come with your locksmith to change the main door lock on top of your padlock.

There have been many cases where workers of contractors/sub-contractors of the developer targeting the newly handed-over unit and stripping off all the fittings the day after you took over. Some of the thieves have been observing the owners, while others gather information from the office of the site supervisors or the contractors’ workers.

Don’t be a victim of “Delivery Today, Burglary Tomorrow” and find your unit  completely stripped-off of all the fittings. This is a very common phenomenon nowadays.

Is Suria Kinrara Complex a Serviced Apartment?

I received a couple of e-mails from my blog followers and this latest e-mail and my response is posted for sharing. The same questions could be lingering in your minds too.

Dean has left a new comment on your post "Ray of Hope at Suria Kinara":

Hi Yeong,

I just came across this blog of yours while looking around for an apartment. Thanks for the info of what you have posted, do you mind if I ask a few questions here? Hope you can give your view and comment on it.

1. It seems this is a delayed project from Talam and then revived by IJM. I know there were issues with Talam before and what had encouraged you to invest on this unit?  Answer:In any property investment, the main criteria are LOCATION, PRICE and DEVELOPER. The location is superb, with ease of accessibility to KL, Petaling Jaya, Shah Alam and KLIA/Putrajaya(refer to my blog). Talam , before its financial crisis, has a reputation of delivering medium cost housing to Malaysian and also has the reputation of bad finishing. But finishing can be rectified, as most owners would renovate after taking delivery. So, finishing is non-issue. It is known and accepted facts. Purchasers have discounted this in the price of the property.

2. Since this is known as 'serviced apartment', what is the difference compared to other apartments/condos? Is it furnished? Answer: The term "serviced apartment" was used to skirt around some development regulations. This is not a true serviced apartment but a commercial cum residential complex.  A serviced apartment is one that is fully furnished, with house-keeping services and interior maintenance.  At this point in time, it is not certain if the management company of the property can provided house-keeping and maintenance services. Even, if they do, individual owners may opt for outside service providers for better quality and efficiency.

  

This concept was well established in Thailand, Indonesia and Philippines. Malaysia is catching up with the new Pavilion Residence.

3. Have you had a chance to look at the interior yet and check on the quality/finishing? Answer: No. Certificate of Fitness for Occupation is not issued yet. So purchasers are barred from entering. According to the workers at the site, the final touch up is being carry out by the contractors. Utilities are connected and the swimming pool is being filled with water for leakage testing.

My request to take some pictures was denied.

Since the price is known as the cheapest in PJ, not sure if it comes with 'add-on' values to it. Answer: It is plain Vanilla. Bare vacant apartment.

Thanks for sharing! 

Supplementary Agreement for Car park Lot

Water and electricity supply to the project has been connected.

Purchasers were required to sign a supplementary agreement for the car park allocated to them with legal fees of RM250.00 each.

The project is targeted for handover in October 2010. This is a delay of 13 months from the court sanctioned completion date.  Purchasers should rightfully be entitled to claim LAD (liquidated and ascertained damages) for late completion, at the rate stipulated in the original S&P.

With the supplementary agreement for the car park signed, the developer should arrange for strata title for the car park to facilitate future selling and buying by interested parties.  According to the lawyer for the car park supplementary agreement, Ricky Tan & Co., the developer is likely to arrange for this.

What are the advantages of having a separate strata title for the car park? The owner of the car park can sell it if he does not need it. Another unit owner who has more than one car can purchase this additional car park from the seller. The developer can also sell the spare lots or visitor’s lots to interested parties.

The disadvantages are additional legal fees and stamp duties for the strata title, repair and maintenance of your car park and also less free parking space for visitors and more money paid to developer for car park already allocated in the principal agreement.

So, this is a brilliant business idea to squeeze more money from the purchasers, right? We lose a bit but we should console ourselves that we are finally getting the unit we purchased. Some unscrupulous developers do not even revive the abandoned projects at all!

One item that is still outstanding is the individual electricity and water deposit payments to Tenaga Nasional and Syarikat Bekalan Air Selangor respectively. Most purchasers have already signed the utilities agreements. Do prepare some reserve cash for these deposits, which may be quite soon.

Complex Suria Kinrara

The promise not fulfilled and the long wait is dreadful. The whole project looks promising and gives hope to the buyers who have to pay progress payments and service loan interest at the same time but deprived the usage of the premises. The Court sanctioned completion date is September 2009. It is already delayed for nine months and still no sign of delivery date. Call to Talam’s office went unattended.  

The project was expected to complete by June 2010.  June came and still no news of the handover.             

Lots of activities are still going on at the site. A chat with some of the workers revealed that the project is due for completion soon.

According to the workers on site, water and electricity supply is not connected yet. Lifts are not installed.

TNB substation is ready but no power supply.










Suria Kinrara, now known as “Complex Suria Kinrara” is a service apartment cum commercial complex. 

This type of residential cum commercial project is commonly found in Jakarta and Bangkok. Suria Kinrara is adopting that concept, albeit on a smaller scale. Those in Bangkok and Jakarta have service apartment or condominium sitting on top of a huge shopping mall. Examples are the Central World, Bangkok and Taman Anggerik, Jakarta. Our equivalents in Malaysia are the Pavilion and Plaza Damas, Desa Hartamas.

Suria Kinrara is a medium cost project in a mainly residential suburb of Puchong. It has superb accessibility and public convenience.
View Larger Map The proposed LRT extension will pass through Jalan Puchong, with a station at Taman Phiak Hong, just at the corner of Suria Kinrara. Public buses ply Jalan Puchong and the surrounding areas. It stops right in front of the complex. For impatient passengers, a short walk to Jalan Puchong main road for more frequent direct bus services to KL town centre.

The project is surrounded by roads and expressways. The Kesas Expressway is just 500 meters away to the north. The old Jalan Puchong is at south corner of the building. The Sungei Besi–Puchong highway is 1.5 km away via Kinrara 2. A new link to the NPE (New Pantai Expressway), Jalan Kelang Lama and Petaling Jaya old town is under construction. For quick access to the KL-Seremban highway and LDP (Puchong-Damansara Expressway) use KESAS or Sungei Besi-Puchong Highway.

The inter-change (picture on the right) link Jalan Puchong to NPE and Petaling Jaya old town, run through Taman Sentosa in Jalan Kelang Lama.

The work on the connecting bridge over the Klang river is going at a fast pace. You can see Menara MPPJ at the far end of the picture.

Other commercial outlets including banks, supermarkets and hyper-markets are all within 1-2 km from the complex.       The bridge is almost completed.

Wishing You a Happy and Prosperous Chinese New Year 2010

Wishing all owners and future residents of Suria Kinrara a Happy and Prosperous Chinese New Year.

We are looking forward to take possession of the unit we have purchased and hopefully move in very soon.


We believe Suria Kinrara is the first apartment in Selangor with separate water meter installed by Selangor water work (Syabas). We must thank Ms Theresa Kok of DAP and the President of MPSA for their assistance in this achievement.


Sentosa Restu (M) Sdn. Bhd has sent the request for payment of the second last 10% progress payment. I hope owners have paid before the due due date on 9 February 2010. By paying promptly we can assist IJM to complete the interior of the units faster.

Let’s us usher the year of Tiger with a loud roaring.

Suria Kinara is near completion.

Our dream of moving into Suria Kinrara is coming true, albeit some delay. I visited the site on 30 January 2010. The internal road has been paved. The playground and landscaping is still in progress.

Unfortunately I was unable to view the interiorof the building, the car park and the swimming pool areas. Workers are busy putting up the final touch.

View from across the road looks good. See some of the pictures attached.

See the block B & D.(view from the Jalan Puchong traffic light.)   


Oooph! the contractor has forgotten to label block D.  

See the block A & C (view from Caltex station across the road)

See the internal road and playground. 

With the court sanctioned scheme of arrangement, I am wondering how can we claim for the loss of use/liquidated damage for the extended delay from the court sanctioned completion date.. Can somebody shed some light on this issue?

The committee members appointed to represent the buyers have been very quiet for some time. Any ideas what is going on?

Progress up to November 2009

See the  pictures taken in November 2009.

This picture is taken from the Kesas Highway side.

This picture is taken from the 3-storey shop houses on the side of the apartment.