Property Management criteria in Sierra del Mar Los Arcos
Sierra del Mar at Los Arcos has been growing through the years and with its growth different regime have been created. Ten lots comprise the whole development and Arco Norte and Arco Playa are built on Lot 10, both buildings share common areas such as terraces, pool, garden and gym but operate independently.
It is important to understand this structure because each building has a pro Indiviso which determines a percentage that is used not only for voting purposes but to know how common areas expenses are allocated.
The following graphics show the percentage of ownership (indiviso) at different levels: Sierra del Mar Maestro, Building and Maestro Arco Norte and Arco Playa
Expenses
Utilities are allocated at Maestro level and for each building. For example: Landscaping expenses along the road that connects all the properties are shared among all the properties "Indivisos" but the electricity used to heat the pool at Arco Norte is shared with Arco Playa owners since it is a common area for both buildings.
Expenses at common areas are allocated differently. The beach club and expenses incurred in the operation of water treatment plant are calculated as "Services”, the administration decided that the most logical way to count these services considering the different building type (residence or condo) is that lots 1-7 would count each for 2 services since residences are operating here and condos will count as 1 service each. With this logic there are 67 services within common areas that are allocated.
Some of the expenses take more time to calculate, for example the water bill is only one for all the development, therefore maintenance must track the water consumption per building and calculate the amount that must be paid per building which later will be shared amongst owners.
All expenses for utilities and labor in the premises are included in the HOA fees. However, owners could use “Concierge Services" provided by the administration or request special repairs that must be paid and pay separately. Additionally, every year not only real estate taxes (predial) must be paid at the beginning of the year but if you own a property that was purchased in trust (typically US and Canadian citizens) , there is an additional fee that must be paid directly with at the designated bank in USD. Ask the administration if you have any questions regarding these payments.
Here is the link to check your Puerto Vallarta property taxes, take advantage of payment discounts the first three months of the year. Be sure you plug in the correct numbers.
REgimes structure
In progress........