Q&A defaulters

You can make payments in the following ways:

Management Office Phone: 03-6090 3476
Emergency Number: 0123 66 5105

Email: alpine.jmb@gmail.com

(1) CASH PAYMENT

The JMB accounts staff is happy to serve you and handle payments of your 

>Utilities >Maintenance >Sinking fund fees on the following days:

MO to FR:                9 AM - 1PM - 2PM - 5PM

SATURDAY:            9 AM - 1PM 

(2) CREDIT CARD PAYMENT

Just come to the Management Office and swipe your credit card (Master/Visa) and you can pay without any charges!

(3) ONLINE PAYMENT

You are also able to bank in the payments on line anytime you want and for this you can use the following details:

BANK:                                  OCBC BANK

ACCOUNT NR:              78 51 000 662

ACCOUNT HOLDERS NAME: "JMB ALPINE"

FOR A SMOOTH ADMINISTRATION PLEASE AFTER MAKING ONLINE PAYMENT:

1. MAKE A PRINT SCREEN OR PHOTO FROM YOUR PAYMENT

2. SEND THIS PROOF (bank slip) OF PAYMENT TO:

         > (1) email: alpine.jmb@gmail.com  or

         > (2) WHATSAPP: https://wa.me/601139154990

3. INCLUDE YOUR HOUSE NR / ADDRESS DETAILS

ON LINE PAYMENT REFERENCE:

When you bank in on line please use a correct reference as stated below:

Good examples of references:

PA2-411 or

No. 36 Jalan MR 2/17

Not good references:

(because the accounts staff cannot trace where the payment comes from):

> March payment

>Thanks

>Alpine

>Payment Maintenance Fees

>Utilities payment

If you not pay your maintenance fees after 14 days of the moment the maintenance fees per that month are due to be paid then you are considered to be a defaulter. So this does not mean that if you receive an invoice for 3 months that you can make payment at the end of this 3 months.

When you are a top defaulter?

If you not pay your maintenance fees for more than 6 month the amount may add up to more than RM1K.
In this case you are condidered to be a serious defaulter. If your outstanding goes up to more than RM2K it is going to be very serious as you not paid maintenance fees for over a year. Outstanding amounts of more than RM 2K are considered to be in the category of TOP DEFAULTER.

What consequences can the defaulter face?

As a defaulter, the Regulation allows the management to take certain steps against defaulters and this can include family members or anyone who rent the property out to.

>Prepare and display a list of defaulters together with their unit numbers and amount owed;
>Deactivate the access card(s) without prior notice and charge a maximum RM50 to reactivate the card;
>Require you to sign in to the building if your card is deactivated;
>Suspend your use of the common property, including any car park lots that have been assigned to you.
>Stop the food delivery to your unit. You need to pick up the food at the guard house.
>Defaulters have to pick up their visitors from the guard house.   
>Signboard with the outstanding amount can be placed in front your unit (this is approved in the 3rd ALP INE AGM.
>Defaulters will face to go to the TRIBUNAL. All legal fees for this will have to be paid by the defaulter.  

The Strata Management Act also states

"any purchaser or parcel owner who, without reasonable excuse, fails to comply to pay maintenance fees commits an offence under subsection 34(3) of the Act and shall on conviction, be liable to a fine not exceeding five thousand ringgit or to imprisonment for a term not exceeding three years or to both, and in the case of a continuing offence, to a further fine not exceeding fifty ringgit for every day or part thereof during which the offence continues after conviction."

What action the management takes now to collect maintenance fees?

First we sent invoices and reminders to invite residents to pay. Currently we urge defaulters who have outstanding of more than RM 1000.- to pay before 27th January 2025 to avoid their access card being blocked and to avoid we stop the food delivery to your unit. Please ensure you have not more than RM 1K of outstanding.

We will start block access cards as per 27th of January 2025. For those defaulters who pay up until they have not more than RM 1K of outstanding we will unblock the access card and we allow food delivery to come in again. 

Those defaulters who not pay or not care to contact us we unfortunately will have to proceed with legal actions such as TRIBUNAL court. All the cost for this will have to be paid by the defaulter. 

Reasons for not paying?

Owners who bought a strata landed property such as Alpine - Dalea are supposed to understand that monthly maintenance fees are charged and need to be paid in time (within 14 days) to keep Alpine Dalea SAFE, CLEAN and ZERO DEFECT.

To collect maintenance fees the Management Office (MO) team at Alpine send out quarterly invoices to inform residents to make payments.

For the majority of residents this works fine and these residents settle the charges on time.

For residents who not know how much their current outstanding is there are many ways to find this out:

1.  You can call the MO +60 12-383 8984 and ask what is your outstanding (office hours only 9 am to 5.30 pm mo to fr and sa 9 am to 1pm );  

2. You can send an email to alpine.jmb@gmail.com   and request for an outstanding statement;

3. Send a whatsapp message to the 24/7 support centre: +60 11-3915 4990;

4. Visit the Management Office behind the guard house;

Despite these options to find out your outstanding we hear some "reasons" why owners cannot pay:

"I didn't know I have any outstanding because I not received any invoice"
"Nobody called me about my outstanding"
"I did not see the notice with the defaulters on it"
"Since COVID" I have some financial issues and cannot pay"
"I lost my job and have some financial issues".
And the list goes on and on.

The Management has offered in the past several ways to clear the past outstanding. We offered for example payment agreement. The reality shows that from all payment agreements only a few owners commit to keep paying the agreed amount back per month. If you owe more than RM1K and never come to the Management Office to discuss about it then we regard it as owners not care to pay their maintenance fees. In 2025 we will not waste any time to remind them anymore and just send all these defaulters to the TRIBUNAL court and or CTOS.

Because of this in 2025 there will be NO PAYMENT AGREEMENTS OFFERED ANYMORE!

To ensure especially defaulters know their outstanding the MO team now updates them in the following ways:

> whatsapp messages

> phone calls

> emails

> door to door visit

In this way everyone will know in a convenient way how much the outstanding maintenance fees are to be paid for your unit. If you feel the amount not reflects the actual status because you made already payment then we advice you to Management Office behind the guard house and bring your payment proof. We will be happy to update in the account system any payment you made of which you believe it is not yet in the system. Sometimes it happens that residents pay without making reference of the unit number. Because of this the accounts team are unable to allocate the payment to the specific unit. As mentioned a visit to the Management Office can clear this up very effectively. 

What if the outstanding not reflects how much you paid?

If you feel the outstanding amount not reflects the actual status because you made already payment then we advice you to Management Office behind the Alpine guard house and bring your payment proof. We will be happy to update in the account system any payment you made of which you believe it is not yet in the system. Sometimes it happens that residents pay without making reference of the unit number. Because of this the accounts team are unable to allocate the payment to the specific unit. As mentioned a visit to the Management Office can clear this up very effectively.  

What if the outstanding is too high?

For owners who could not pay the outstanding amount in one shot we have created payment agreements in the past. The reality shows that only 1 out of 10 owners with an instalment payment agreement keep paying the outstanding in a consistant way. Those owners who did not pay consistantly will see their agreement being terminated in 2025.

Payment arrangements are not available anymore in 2025:
As from 2025 we will not accept to create any payment agreements anymore. We advise all owners who owe more than RM 1K to find a way to clear their outstanding to avoid serious concequences. Example ask your family members to borrow you money and pay them off. Use your credit card to pay of the balance. Use the end year bonus to pay of the debt. There are many ways to find a way to clear the outstanding. 

I pay every month already so why I will face these issues now?

Please note that issues will arise only if your current outstanding balance exceeds RM 1,000. According to Strata Act 757, a defaulter is defined as a proprietor who has more than one month of outstanding payments. For Alpine owners, this amount equates to RM 136, and for Dalea owners, it is between RM 200 and RM 350.-.

However, the Alpine JMB Management Team has generously allowed owners to carry up to RM 1,000 in outstanding payments as a convenient arrangement to help everyone manage their dues more flexibly.

Moving forward, the Management will no longer tolerate delays in payment, as our focus in 2025 is to improve the financial standing of the property. This will enable us to maintain Alpine-Dalea at the highest standards and ensure continued excellence in property upkeep.

So if you say you pay everymonth but your current outstanding is now RM 1,500.- you need to settle at least RM 500.- to avoid your access card is blocked and food delivery will stop etc etc.

I am a DALEA owner and my neigbor told me I not need to pay?
I am a Dalea owner and I want a Credit Note!

At the start of the ALPINE-DALEA project, Dalea owners paid RM 170 monthly. However, during the 2nd AGM on 23rd February 2019, it was decided to implement Share Unit-based Maintenance Fees as per the Strata Management Act 757. This change resulted in increased fees for Dalea owners and Alpine large share unit owners, with Dalea owners seeing their fees rise to RM 328 monthly, and several Alpine corner lot units paying as much as RM 420 monthly.

The Strata Management Act 757 mandates that maintenance fees be calculated based on Share Units rather than square footage. While this setup is legally required, it has caused significant financial challenges for some owners, with fee increases sometimes exceeding three times the previous rate. Despite dissatisfaction among large share unit owners, compliance with the Strata Act is compulsory for all owners.

In response, the Alpine Management Office (MO) team worked tirelessly to address these concerns to the COB. During the 3rd Alpine AGM on 5th June 2021, a revised maintenance fee structure (still share unit based but with multiple cost factor ratio's) was approved to reduce the financial burden on large share unit owners. Some owners assumed they would receive CREDIT NOTES for the difference between the 3rd AGM-approved amount and the previous amounts. However, this is not the case.

It is important to note that the revised maintenance fee structure approved in the 3rd AGM does not fully align with the Strata Act. Therefore, the MO team advises large share unit owners to appreciate the current arrangement, as the original structure from the 2nd AGM, in strict compliance with the Strata Act, would have required much higher payments. In short, stop delaying your payments and start settle your outstandings if not the entire set up that benefits you may dissapear one day and you go back to pay much much more monthly fees.

We hope this clarifies the matter and appreciate your understanding and cooperation to clear up the outstanding amounts.

Can I make a payment instalment plan please?
In 2022, the Management introduced payment agreements to support residents in settling their outstanding balances. Unfortunately, only 1 out of 15 owners adhered to the agreed payment plans. Due to this low compliance rate, the Management has decided to discontinue offering payment agreements.

It has been observed that most defaulters signed up for payment agreements, paid the first installment to avoid negative consequences, and then stopped making payments altogether. These residents also ignored reminders from the Management Office (MO) to fulfill their commitments. The Management is deeply disappointed with this practice, as it appears that many owners took advantage of the support provided.

As a result, starting in 2025, the Management will escalate matters by taking all defaulters who fail to pay their outstanding balances to the TRIBUNAL, where they will face the maximum legal consequences.

We urge all residents to take responsibility for settling their dues promptly to avoid further action.