Frequently Asked Questions | Use and Management

Use and Management

When can I start improvement works in my unit?

You may only start improvement works upon complete Handover of the unit. Kindly note, however, that conducting improvement works to your unit may forfeit warranties of specific trades affected by the alteration. All services and/or repairs must be coursed through the Property Management Office.

Application for Improvement Works:

Submit a written notice to the Property Management Office at least fifteen (15) working days prior to the commencement of the construction improvement works.
Submit duly accomplished and signed improvement works Application Form, Drawing Plans, and detailed Scope of Work, contractors’ name, and documents that may be helpful in the assessment of the works to be done.
Secure a written approval and Work Permit for any minor or major construction or improvement works; and
Settle all corresponding fees and construction bonds payable to the Condominium Corporation.

Limitations to Improvement Works:

All improvement works must be done in compliance with the MDDR, Design and Construction Guidelines of the House Rules, the Building Code of the Philippines and Local Ordinances and other pertinent Government Laws. Changing any portion of the architectural, plumbing, mechanical, electrical, and other utility layouts inside the unit without the consent and written approval from the Condominium Corporation is not allowed. Furthermore, changing any portion in the exterior façade and/or common areas of the building is strictly prohibited.
The Condominium Corporation and/or the Property Management Office shall regulate the allowed work hours. Improvement works shall only be allowed to be done from Mondays to Fridays, no works are allowed during weekends and Holidays. The standard improvement works period shall be four (4) months.

What are the fees and bonds I need to pay if I intend to do improvement works upon handover of my unit?

Kindly prepare the following before you intend to have improvement works done in your unit:

1. Design Evaluation Fee

For the review of all improvement works plans

2. Maintenance and Security Fee

To cover the daily monitoring by the Property Management's Office for simple repair, maintenance, and/or improvement works.

3. Construction Bond

A deposit fee to cover any damage or loss to the common areas and/or to the adjacent units during construction or improvement works. This fee may be refunded after completion of the construction or improvement works if no damage or loss was incurred.

Computation and actual figures of the construction bond will be determined by the Property Management Office upon submission of the plans to the Chief Engineer.
The Property Management Office will guide you on the steps to get the refund of your construction bond.

For all improvement works related inquiries, you may get in touch with the respective Property Management's Office per project:

List of Property Management Office Contact Details

Overall Residential Projects

Property Operations Manager: Engr. Francisco Rafael A. Manalaysay III Overall CV Projects

Email address: manalaysayfra@opmi.com.ph

M: +63917-820-8977

Viridian

Property Manager: Kristabelle T. Mendoza

Email address: mendozakt@opmi.com.ph

Main Lobby Contact Number:

+632-8638-1385

Property Management Office Contact Number:

+632-7747-2763

Royalton

Property Manager: Engr. Raoul Roldan

Email address: raoul.roldan@santos.knightfrank.ph

M: +63917-887-3739

Circulo Verde Phase 1

Property Manager: January P. Tuason

Email address: tuasonjp@opmi.com.ph

M: +63917-100-5556

What are the rules in leasing of units?

The rules in leasing a unit may vary per tower / project but it is consistent that all must register their tenants with the Property Management Office and that all lessors will be responsible / liable for their tenants. To know the exact process, requirements, limitations and restrictions, kindly revert back to your copy of the House Rules or contact your Property Management Office.

Can I resell my unit?

You reserve all rights to sell or transfer the property, in accordance with the Master Deed of the Declaration of Restrictions. The sale of your unit shall deem to include the disposition as well of the assigned / appurtenant parking slot/s. For non-appurtenant parking slot/s, you may sell it only to other residential unit owners of the project. For further details, kindly coordinate directly with the with the Property Management Office prior to any intended sale.

What are the permitted uses of the common room and of my unit?

For the complete list of provisions specific to your unit, kindly revert back to your copy of the MDDR / House Rules.

For any questions related to the MDDR and House Rules, you may reach out to your Property Management Office or email customercare@ortigas.com.ph, detailing your inquiries:

To:

customercare@ortigas.com.ph

Subject:

INQUIRY: House Rules <cite Project Name>

Message:

Registered Buyer’s Full Name:

Tower/Project Name, Location:

Unit Number:

1. Inquiry

2. Inquiry

3. Inquiry

What are the responsibilities that come with being part of a community?

i.e., MDDR, House Rules, permitted uses of common areas & my unit

It will be the responsibility not just of every unit owner, but also members of each household, lessees, guests, building personnel, contractors, service providers, etc. – to familiarize and comply with the permitted uses of the units and the common areas. The registered unit owner will bear primary responsibility for any violation/s to the provisions of the House Rules.

The House Rules, adopted by the Board of Directors of the Condominium Corporation, is supplemental and pursuant to the By-laws and the Master Deed with Declaration of Restriction. It should be applied in a reasonable manner, and interpreted without convoluting the essence of the rules put there to:

Ensure the efficient and orderly management and operation of the condominium buildings, for the health, safety and welfare of all occupants;
Ensure the right to the peaceful enjoyment of all residents of their respective units and of the common areas;
Maintain the aesthetic appearance and structural soundness within the premises; and
Enhance the value of the property safeguarding the common interests of the community.

For the full content of the MDDR and House Rules specific to your tower / project, kindly revert back to your Welcome Kit. You can also message your Property Management’s Office or email us at customercare@ortigas.com.ph for further questions.

What are the responsibilities that come with owning a unit?

i.e., Association Dues and Real Property Tax

The responsibilities that come with owning a unit include, but are not limited to, the following:

1. Payment of taxes to the local government office:

Real Property Tax (RPT) is paid a year after the handover of the unit and/or a year after the Title has been transferred to the buyer’s name, whichever comes first. Computation:
Assessed Value x Municipal rate on t RPT = Basic Tax

2. Payment of dues to the Condominium Corporation:

Association Dues will be collected monthly and for the community’s regular operational expenses i.e., utility expenses such as water and electricity bills of the common areas, minor repair works, garbage collection fees, pest control services in common areas, maintenance costs of facilities, amenities and machineries, office expenses of the Property Management Office, salaries and wages of employees of the Condominium Corporation (Property Management, Property Management Staff, Security Personnel, Maintenance Staff, etc)
Payment of Association Dues automatically starts from the day of unit acceptance.

For further questions, kindly message your Property Management’s Office or email us at customercare@ortigas.com.ph.

What are the utilities, services, and security measures provided in my tower / project of residence?

The utilities, services, and security measures specific to your unit will be relayed during the orientation conducted by the Property Manager / Building Admin before you move-in. Should you wish to run through all the provided services, or have any queries beforehand, kindly message the Property Management’s Office or send us an email at customercare@ortigas.com.ph:

To: