admin – Albatros

At 10:30am on 27th January 2023 there will be an EGM in the Albatros car park to discuss and vote on installation of CCTV and solar panels.

For those unable to attend, you should have received an e-mail entitled ‘Albatros_Calling for EGM 27.01.2023’ today, containing a proxy voting form, which should be completed and returned to cd@asejur.es by 26th January 2023.

Update 15 January 2023

I have received questions from a small number of owners which could be of interest to other owners. For transparency, I’ve summarised these questions and given my responses below:

Solar Panels

1.With no battery storage, assume all electricity for the lighting will still be consumed via our existing suppliers. Will this therefore only make the saving quite minimal, with not even a saving on the existing meter standing charges?

Having re-read the EGM notification, it could have been clearer on where the electricity will be used. Though Asejur mentioned seven meters and gave examples of what these meters did, such as communal lighting, we will not be using the solar generated power for this purpose. The plan, subject to final survey, is to connect the solar power feed to all circuits, including the most power hungry circuits; the apartment lifts and pool pumps. To facilitate this, Iberdrola will install an additional ‘generic’ meter in order to distribute the energy production to the existing meters. Unlike the UK, the feed in tariff in Spain is really poor, so the intent is to use everything we generate. Also, unlike the UK, you can’t ‘make’ money from a feed in tariff in Spain – once your electric bill hits zero for the day, any additional power you generate is donated to the grid (Iberdrola).

Is the predicated saving anywhere near correct?

With the current cost of electricity, and based on our previous annual electricity usage, I’m confident we will. The provider, emsolar, has analysed our current usage pattern, and our invoices, and provided the following statement on the predicted saving “It is calculated by multiplying the self-consumption made by the price paid for the energy, plus the surplus made by the payment thereof.”

Instead of feeding back the surplus electricity generated could consideration be given to utilising it in some way as a means of heating the swimming pool?

As mentioned in the response to question 1, we don’t envisage there being any surplus, but pool heating is something we have recently looked into. The cost for the heating unit of sufficient capacity to keep the pool warmed in winter months is €25k, plus we’d need €6k of modifications to the pool (as warm water needs to enter via the bottom of the pool). The power consumption of the pool heating unit is 10Kw, so we’d need to install 50% more solar panels just to keep it fed with sufficient power in the peak daylight hours, for the other 14 hours it would cost €2 an hour, or €840 a month, to keep warmed water flowing.
The quotation states “Building license and other fees are not included” and “does not include fees from the competent bodies”, is there not an approximation available. Are we talking thousands?

The fee for submitting the building licence, processing by the competent bodies and the civil works necessary to carry out the installation is 4% of the quotation, so approximately €430 including VAT.

The only additional cost will be maintenance, which is included in the quotation for the first year, then €60 per year for subsequent years.

Who decides which stairwells are used, and how does that impact on future use of the stairwell roof if an owner wants to install their own panels. Does an owner have the right to say they don’t want solar panels installed on their property?

There are only two stairwells in the apartment block, one on each wing. Neither of these run through privately owned property. The roof surface of the stairwells is owned by the Community, not by an individual owner, so owners would not be able to use this surface for installing their own solar panels.

How long has the solar company been in business and where can reviews of similar work carried out on communities can be seen, and also see actual documentation on the energy cost savings. The communal TV is an example of where companies go out of business and no other company willing to take over and consequently no maintenance.
emsolar has been in business for 37 years, specialising in solar for the past 15 years and has 250 solar customers, mostly large commercial businesses. They offer a 25 year guarantee on both the hardware and their workmanship, and multiple customer reviews can be found on their website – https://emsolar.es/en/ Energy efficiency is monitored throughout the 25 year warranty, and if output falls below 80%, the relevant parts will be replaced. As with any company, nobody can guarantee the longevity of emsolar, but we have selected what we believe to be a highly stable partner for this project.

How high will the solar panels be, and will I be able to see them from my penthouse apartment roof terrace?

The panel dimensions are 1754mm x 1096mm, and will be installed at a 30 to 45 degree angle, facing south. Even if necessary to install at the steepest angle, the highest edge of the panel will not exceed 1 metre above the stairwell roof. The edges are black, to minimise reflection. Penthouse apartment roof terraces all face outwards, none face towards the stairwells, so the solar installation will not compromise existing views.

How will the power cables be routed from the solar panels to the electric meters?

Subject to EGM approval, emsolar will undertake a detailed technical visit and submit their final plans. Until this has happened, we cannot publish exact routings, though we will ensure it is not through privately owned areas. emsolar has stated “In due course, installers will see the best way to lower this wiring. I cannot confirm where it would be, since it has not been a detailed technical visit, but like any building, it will have a common shunt that can be used.” During this technical visit, the structural integrity of the stairwell roofing will be verified, to ensure it’s adequate to support the weight of the panels – calculations will include the forces of prevailing wind.

Will there be a guarantee given in writing to owners particularly on the top floor that the installation of these panels and supporting structures will not block sunlight on roof terraces, nor will they compromise any energy yield efficiency by way of shading, in situations where a property owner should wish to install their own solar panels on their roof terrace?

Due to the calculated maximum height of the panels being less than one metre, and the location of the stairwells, shading should not occur, though this will be verified during the emsolar technical visit.

On the basis that the Apartment Block and garage is in total the biggest user of electricity and is paid for 100% by the Apartment owners how will this work in terms of Community fees?

Though the end of year accounts that are published in the AGM pack split spend into Communal and Apartment Block, Community Fees are based on a quota that was defined at Albatros’ formation. Any Community Fee uplift is applied as an equal percentage for every one of the 193 dwellings (this year it was 5%), so for example, if the cost of electricity solely used by “the biggest user of electricity” increases dramatically (as has happened), the increase is shared by all 193 dwellings, not just the Apartment Block owners. This being the case, and as the solar installation would be being funded by the whole Community, savings derived from solar will be enjoyed by all 193 dwellings.

Why do no other local Communities have solar panels installed ?

Up until recently, the installation of solar was penalised with a ‘sun tax’ which made solar installation unviable, as it benefitted the electric companies more than the consumer / generator. This tax was abolished mid 2019 as part of the EU’s drive against climate change. Since then, other local Communities have wanted to install solar, but don’t have the same communal roof space as we have on Albatros. A prime example being El Divino, who (through lack of suitable space) wanted to partner with Albatros to install solar panels the length of the carpark (split cost / split benefit). Unfortunately due to the direction of the carpark and the shading from Albatros buildings, both suppliers we approached (including emsolar) advised that it wasn’t viable.

CCTV

1. Has there been sufficient vandalism/theft around the complex to warrant the cost of installing CCTV?

There have been two successful and one attempted break-in over the past six months. Admittedly, there’s no way that one of them would have been captured on CCTV, as they accessed via the road (which we’re not allowed to record). Previously we’ve had thefts of bikes and a motorbike from the underground carpark, and more recently the theft of sunbeds from the pool area overnight. Not that we should always jump on the bandwagon, but El Divino has had CCTV installed, so thieves will be looking for easier targets, and having a visible deterrent on Albatros, we’re hoping they move on to somewhere else. Vandalism is minimal, and wouldn’t warrant CCTV. Non residents tailgating to use the pool is an annual problem, and I’m sure the presence of CCTV will deter this activity – we also hope to deter unauthorised people using our carpark. Finally, one of the biggest issues we have, mainly during summer months, is people using the pool after hours, and a well signposted camera (only operational at night) should act as a deterrent – if it doesn’t we’ll have evidence, and will be able to use our Statutes to enforce compliance.

2. If video cameras are installed, would the employment of the night security guard no longer be required? If this were the case assume the saving of just over 2.700euros (21/22 figures) would go a long way towards the cost of the cameras.

I wish this was possible, but one is not a direct replacement of the other. We’ve halved the cost of night security, by halving their hours, but they patrol places we can’t capture on CCTV, for example the apartment corridors, properties facing public streets, and the pedestrian walkways around the complex. They’re also there to control nuisance, such as noise, which wouldn’t be captured by a CCTV system. Finally, the CCTV will only provide a retrospective view, meaning we’ll be able to see what happened after the event, while a night security guard may actually be able to prevent it. Night security, though a cost I would love to avoid, is unfortunately necessary, and judging by the sentiment of the 2022 AGM attendees, something I believe we’d struggle to do away with from a peace of mind perspective, even if we were flooded with CCTV cameras.

The pool camera will only operate between 10pm to 8am, why not 24 hours a day. Is there a cost if we have it operational 24 hours a day, as it may deter theft, prevent swimming pool intruders and would capture unruly conduct.

While operating the pool CCTV camera 24 hours a day would indeed have these benefits, it is highly unlikely that the Community or Spanish authorities would allow it, as it would capture and record partially clothed adults and children. The proposal to record between 10pm and 8am coincides with the times the pool is closed, and should not be in use by anyone.

What is the main purpose of installing the video cameras – it will see people coming and going at the pedestrian gates and car parks and see people using the pool after hours but once any potential “offender” goes out of camera range what is the benefit other than might be seen as a deterrent. Who has the authority to view previous data if required. The current proposed rental of 19 euros per month in nominal but that of course can increase ..which other communities have installed cameras and is it becoming an insurance condition.

The main purpose is a deterrent. Most ‘opportunists’ will be deterred by the presence of CCTV cameras. Those that are more determined will not know the exact position of every CCTV camera, so risk being captured by one in transit to their target. Though an act may not be captured on CCTV, the Police or other authority permitted to review our CCTV, may through a process of elimination, be able to identify the potential offender. Though not as yet mandated as a condition of insurance, El Divino installed CCTV in 2022, and is in the process of expanding it to capture the private road between them and us.

Other

How is the €15k cost of these proposals going to be covered? Do we have a ‘slush fund’ for such items, and will it mean an increase in my Community fees.

Albatros is in a good financial position, with in excess of one year’s Community fees in the bank. We have had extraordinary spend this year on pergola beam removal, but with this and the proposed €15k spend on solar and CCTV, we aim to end this financial year with the same balance as we did at the end of the last financial year. Though it’s likely there will be an increase to Community fees this year, as there has been in the majority of previous years, there will not be an additional increase to cover the cost of CCTV or solar. The increase in electricity prices over the past year will undoubtedly influence the amount of increase in Community fees this year – implementation of solar would decrease our electricity spend, and therefore counteract an element of the Community fee increase.

As considerable capital expenditure is involved as well as ongoing rental costs should this not be something discussed at an AGM. I thought an EGM was to be used for urgent business, like repairs or other fundamental issues needed to be approved that couldn’t wait until AGM. Currently have the impression that these 2 items are being pushed through at a meeting where so few owners can attend to ask questions enabling a considered vote, or is the meeting just to gain owners reactions to the proposed installations – the wording on the agenda does indicate it’s a yes or no for the go ahead with the installations.

Both CCTV and solar were mentioned in the “President’s Annual Review – June 2022”, published by Asejur on 14th June 2022, 10 days before last year’s AGM. It was also stated that an EGM would be called once we were in a position of knowledge. After many months of investigation, we are now in that position of knowledge, hence the calling of an EGM. The ‘E’ in EGM stands for ‘Extraordinary’, not ‘Emergency’, and Asejur approved the calling of an EGM, enabling us to aim for installation before the summer, where both of these items would be of most benefit to the Community (peak sun power and hours for power generation / peak site occupancy and complaints of inappropriate pool and carpark usage).

Details of last year’s AGM were published 10 days before the AGM – details for this EGM have been published 14 days before the EGM, giving ample time for people to ask questions and receive answers to enable a considered vote – there is no intent to force a rushed decision. The number of people in attendance at the EGM or AGM really shouldn’t influence the outcome of the vote, as questions for both meetings can be put in writing before the meeting, via a proxy at the meeting, or in person at the meeting, so whether an EGM or an AGM, owners can make an informed voting decision.

At this EGM we are asking the Owners to vote on concept and financial outlay. Upon approval, we will then move to the next stage of finalising design and further due diligence with suppliers. Clearly, if approval is not achieved, the project(s) will not proceed.

Do feel that some of the bollard lighting could be made redundant as was the case a few years ago as they were considered excess to that needed. This also applied to corridor lighting in the apartments where virtually every other bulb was removed to save electricity whilst still giving sufficient light as to not be a danger. Appreciate the latest bulbs are LED etc but they still consume electricity.

Where we had 45/50w halogens or regular bulbs just about everywhere, we’ve now standardised on 5w, meaning we can run nine or 10 for the same cost as the old ones. The pathways around the grounds need to be lit, as there’s very little ambient or borrowed light from street lighting – though I agree some path light poles are quite close together, most are sufficiently distanced to require illumination. The apartment corridors have been likened to Blackpool illuminations, but looking back to when we only filled every other light socket, it did look particularly dim and neglected. For the purposes of security and community presentation, I’d prefer to keep the bulbs as they are, but would be quite happy to discuss with the wider Owners group if the question is raised at this year’s AGM.

If we read it right, once the minutes of the meeting have been received, silent owners have 30 days to lodge their objections against the vote …does this mean that non attending owners should not give a proxy vote but wait until the minutes are received?

I encourage everyone who’s voting electronically to do so by midnight 26th January. There are 30 days after 27th January EGM for owners to register their objection to the outcome of the EGM. Those owners who do not object will be considered as having agreed to the proposals. This is compliant with Article 17.8 of the Horizontal Property Act ”the votes of duly summoned unit owners absent from the meeting shall be computed as favourable if, having been informed of the resolution adopted by those present in conformity with the procedure established in section 9, they did not state their dissent to the person acting as community secretary, within thirty calendar days, by any means ensuring record of delivery.”

Summary

As many of you that know me personally will know, I have the Albatros Owners best interest at the heart of every decision, I am thankful to have a strong and supportive Committee whom I use to challenge and question everything, and of course Asejur ensures everything is legal and above board. Nothing put forward for a vote is my decision alone, it’s scrutinised by our Owner appointed Committee, whose opinions on occasions differ from mine, and we only proceed to vote when democratic quorum has been reached.

You also have my assurance that as a permanent Albatros resident, I’m accessible and accountable, and spend Community money as considerately as if it were my own.

Please do e-mail me at albatrospresident@gmail.com if you have more questions, and I’ll do my best to answer them.

If anything in this publication has swayed you to change a vote you’ve already submitted, please e-mail an amended version to me or Asejur, marked Amended / Final.

Thank you

Gary

Author: admin

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