The Zest @ Kinrara 9

[swleong]

My suggestion is that it is risky to assume and always to good and confirm with relevant parties and applied pressure on the developer.
Especially if the ramp construction is not stated in the S&P or black and white and the developer hass less incentive to built it after selling out the units. They could just pass the buck to the LRT construction and claim that they could not build it due to the announced LRT.

Additionally, I have not seen any groundwork on the road for the ramp. Is it so easy to do it?

Is is totally possible for Zest to do it, or maybe it's already in their plan at the very beginning, thus explain why the gound breaking works for the ramp has not started.

[BK User]

Any idea on when the ramp will be built? If it's not built, then it may end up like the Bukit Jalil development under Ho Hup where only temporary CF will be issued for Zest.

[BK5resident]

That would be bad......

[BK User]

Probably Zest purchasers who use this Forum can check with Zest developer on when the ramp will be built.

[mastura]

It is actually in the developer's interest to build the ramp.  The easier it is for people to get to Zest, the higher the 'traffic' going in there, the higher the value. 

Think about it, if I were driving past the Zest (after it's ready) and I thought 'ooh, that new place looks interesting, i should go and check it out'.  But then I have to go AAAAALLLLLL the way to Technology Park and make a U-turn, I probably wouldn't bother going to "check out Zest".  If I'm heading towards Sunway toll, lagi teruk!

Once Zest is ready, it would be the developer's loss if they don't build the ramp.

Has anyone been to Tropicana City Mall, at the corner of LDP and Sprint highway in PJ?  The developers built the ramp so that if you're coming from Damansara toll (NKVE), it's very easy to get into the mall.  If they didn't build it, people coming from that side of the highway will not bother making u-turns here there and everywhere.

[tploh]

but would the develop still build the ramp ( pay for the construction ) if all the units have been sold ( profit in pocket already )?

[beekay]

tploh is right, why would Zest developer want to pay for the ramp when it has already cashed out on Zest? Since Zest developer is not PKB, my guess is Zest developer will just push the responsibility to PKB. Often smaller developers just push the responsibility to the bigger developer in the area.

[BK User]

Tropicana mall is rented to tenants and the owner definitely wants customers to go there. However, is Zest rented to the tenants? My guess is that it is not and rightly pointed out by tploh, would they pay for the construction of the ramp if they have sold all their units. The answer would be "No" unless they are a reputable developer who cares for their image.

If the ramp is not built, the one who lost out most will be Zest purchasers as they will only be able to get TEMPORARY CF forever. Even this is assuming that the developer cares to renew it every 6 months. Else after some time, no CF at all for Zest owners.

So, it is better that Zest owners to start making noise now before it's too late. However, if the developer has already designed and tendered out the construction of the ramp, then it's good news for all.

[kaihee]

I believe when a developer/Contractor starts any work, there will be a contract binding with all the rules and regulations established. it is not possible to ignore the clause if it is stated in the Contract they need to build the ramp. Of course buyers of condo won't see the clause because they are different contract between buyers with developer and Developer with Government or whoever. For example, they will be some clauses in the Contract which mention Developer should have minimal requirement of the road wideness, road lighting perhaps including the ramp too. Therefore, we better dig out if there is any contract or preamble saying developer is liability to build the ramp. Is that reasonable?

[BK User]

Yes, I believe that the ramp is a requirement for full CF to be given. The problem now is that if all conditions given by the authority is not complied with, then the authority will issue temporary CF which need to be renewed every 6 months. This is to allow the purchasers to move in when completed.

What I understand is that there are a lot of houses in Malaysia which were issued temporary CF due to non-compliance by the developer. After some time, the developers do not even bother to renew the temporary CF. So, technically speaking, these houses do not have any CF now.

Nearer to Bandar Kinrara, I understand that the development by Ho Hup (or at least some of the flats) are either with temporary CF. The temporary CF in this case was issued due to non-completion of a flyover at Bukit Jalil Highway.

So, it is possible for a developer to continue constructing and selling new phases when their old phases do not have full CF.

[BK User]

Found from lowyat forum:

"Heard the ramp will be built soon. The contrctors tendering for the ramp said selection in progress and to be awarded soon. LRT will be built over the ramp. Ramp will be on the slow lane to the left not the same as BK5 ramp near Giant."

So, if this is true, then ramp should start soon.