Air Residences Details of Issue/Concern/Complaint #1 "ANNEX A"

Concern Description: Faulty Electrical Design and Construction Violations of the Philippine
Electric Code. The MTS switch trips and gets burnt due to an Overload and Short Circuit.

Location: Panelboard of all 1BR Units (Please note that the 2BR and Studio units have not yet
been verified in the absence of a report and access to the units)

Findings: It was discovered on the actual panelboard that the REF, BR outlets and LR Lights
were all combined in a single circuit using the MTS which has only 6 Amperes rating. According
to the Philippine Electrical Code, the REF is considered a major appliance and should be in a
solo or independent circuit. The REF can be compared to the Cooktop/Hood, Air-Con, Washing
Machine, Water Heater, Lightings and Outlets which are all independent circuits. The REF can
NOT be combined in any of these circuits. Lights and convenience outlets can NOT be combined
in 1 circuit too. Moreso, the MTS should NOT be used as a regular circuit breaker because it is
has a rating of only 6 Amperes which is good for 1 emergency light and 1 emergency outlet
during power outage. The REF alone has a minimum rating of 20 Amperes already. The PEE
Designer provided only 9 circuit branches and forcibly put the REF together with other lights
and outlet and used the 6AT MTS. This is NOT an issue about WARRANTY.

Recommendations: The PEE Designer should have provided at least 12 circuit branches in the
panelboard to accommodate all requirements according to the Philippine Electric Code as
follows:
1. Main Circuit Breaker 7. ACCU
2. Lights 8. Refrigerator (REF)
3. Convenience Outlets 9. Spare/Space (Additional lights-renovation)
4. Washing Machine 10. Spare/Space (Additional outlets-renovation)
5. Cooktop/Range Hood 11. MTS (Manual Transfer Switch)
6. Water Heater 12. GENSET

The REF must be separated in an independent circuit and there must be at least 2 Spare/Space
branches. Thereby, there is a need to change and increase the size of the panelboard. There is
also a need to check the condition of wires and the sizes used. The wires could have been
burned too due to the short circuit and burnt breakers.

ACTION: For immediate rectification by SMDC due to Fire Safety and Possible Cause of
Accidents. There should be NO compromise on the Philippine Electric Code, we must comply.

UNIT OWNERS for REFERENCE: (Those who experienced burnt circuit breakers and/or MTS and
other electrical problems). Unreported incidents are not yet included.
1. Emily Ann Querubin-Lagota 4. Yana Penara Veloso
2. Maryanne Aquino- Sansolis 5. Sylvia Ocampo
3. Roderick Cabbab 6. Marilyn De La Cruz Carbonell
To Whom It May Concern:

Good day! We, the concerned Core Group of Air Residences Condominium Unit Owners,
respectfully would like to bring up to your attention several issues and complaints that need
prompt or immediate attention by SMDC/Greenmist-Air Admin. These involves various issues
and complains that are detrimental to safety, health, sanitation, security and maintaining the
premiere value of our condominium.

1. FAULTY ELECTRICAL. Questionable Electrical Design, Construction Defect and Electrical

Code Violations which are related to the circuiting, wiring and panelboard of all units (Please
refer to ANNEX "A" for the full description).

2. INSUFFICIENT EMERGENCY LIGHTS and SIGNAGES. These need to be verified and

checked on site as emergency lights/signages in some if not all common areas, hallways and fire
exit stairs have very insufficient and low illumination during power outages.

3. ERRATIC GENSET and EMERGENCY POWER. During the power outage in the units last
21 Sept 2022 due to the Air Mall energization, it was noticed that the Emergency/Genset power
in the units were very erratic as if it was the first time being tested by Admin. It took almost 2
hours to have the Genset power run/start-up and some units experience on/off emergency
power on selected outlets/lights only. It was also noticed and appeared that the Normal Power
of Circuit 8 (Ref, Living Room Light, BR outlet) is the same as the Emergency Power of these
Circuit 8. Based on the electric code, the panelboard, circuiting, conduits and wiring of the
Normal Power should be separate and different from the Emergency Power. This has to be
checked and verified on site if such is the real case to maintain the confidence of unit owners.

4. PASSENGER and SERVICE ELEVATORS. We request that there will be at least 2 Service
Elevators to be used solely by construction workers going up and down and they should not be
allow to mix with unit owners and tenants at any given time.They should press the button and
wait for the service elevator to fetch them. Unit Owners may use the service elevators if they
bring up or down bulky items. There should be a proper Signage "SERVICE" to be installed
outside of the elevator for clear information. It was also noticed that there is NO exhaust fan
inside the elevators. Passengers sweat it out and have difficulty breathing. If the elevators stall
in the middle during power outage, it could be disastrous as passengers may die of suffocation.
The lights and air/exhaust fan should be connected to the genset in case of emergency.
Intercom should be working for communication with admin office.

5. IN-ACCURATE ACTUAL LIVABLE FLOOR AREAS. Some 1-BR Units with BIG COLUMNS at
the bedroom have only about 24sqm actual livable floor area and another 1BR unit with
columns in the bedroom and kitchen have only about 23 sqm contrary to sales advertisement
that there's only one 1-BR Floor Plan with a livable area of 26.35 sqm. There was false
advertisement and non-full disclosure of the 3 different types during pre-selling. It was
discovered lately during turnover that the online brochure was changed and updated to show 3
different plans which is a sign of mistake and guilt, one showing without columns and the other
one with column/s but the FLOOR AREA by definition can not be the same because the area
covered by the column can't be seen, stepped on and lived on. Affected units are also
"overpaying" the condo corporation monthly dues
"perpetually". We demand that the selling price and the condo dues be adjusted accordingly to
the actual livable floor area only, retro-actively.

6. POOR LOW QUALITY TILE GROUT. The tile grout at the living and bedroom does not dry
up easily and it transfers to the feet, hands and clothes so it's very messy and dirty while the tile
grought at the toilet looks very dirty. Once it dries up, the grout crack and leaves gaps where
you can insert coins. It is highly recommended that the best tile grout material, ABC brand,
should be used and ABC liquid tile sealer should be applied after re-grouting. Some unit owners
have rectified out of their own pockets. A lump sum of P5,000 (Labor and Materials) should be
reimbursed by SMDC in the form of Condo Dues Credit. The unit owner then signs "Waiver"
closing the grout issue. The unit owner may opt to receive the P5,000 Condo Dues Credit and
do their own rectification or let SMDC do the rectification.

7. WATER LEAKS. One of the major reasons for the leaks come from the toilet ceiling due
to design and construction defects such as the use of a single strainer floor drain instead of
double strainer to catch foreign matter clogging the pipes and flooding the toilet. Other
reasons are improper installation/insufficient waterproofing of pipe connections and concrete
slab. Admin can not point out that the unit is already beyond warranty since it is not the fault of
the unit owners. It also takes time for a unit above to be sold or occupied before you
experience the leaks.

8. IMPROPER SINGLE STRAINER FLOOR DRAIN. Related to the leaks, the poor decision to
use a single strainer type instead of a double strainer floor drain is the main cause of the
clogging of pipes thereby flooding the whole toilet. All hair and foreign matters enter the drain
directly without a second strainer blocking and collecting the matters. Eventually the whole
building will be clogged when too much hair has accumulated inside the pipes and that will be a
major problem.

9. INSUFFICIENT VENTILATION. The built in exhaust fan incorporated to the toilet light is
so small that it can barely suck or exhaust unpleasant air and it breaks down easily. A standard
exhaust fan at least 10" X 10" or 12" X 12" should be independently installed above the lavatory
corner. Those who have rectified out of their pocket should be reimbursed P2000 (Labor and
Materials) in the form of a Condo Dues Credit then sign a "Waiver" to close the ventilation
issue at the toilet. For the RangeHood, though we understand that it maybe a "ductless" type,
but it does not suck the smoke and odor sufficiently.

10. FOUL ODOR at TOILETS. This could be related to #8 and #9 or other design and
construction defects in the piping system like the absence of P-traps or Ventilation pipes. These
should be investigated and rectified and not related to wear and tear and expired warranty.
11. CONSTANT FIRE ALARMS. It's hard to distinguish if it's true or false because it happens
so many times. It is quite annoying, disturbing and stressful creating too much tension. One of
the main reasons is the in-efficent Range Hood which fails to catch the smoke triggering the
smoke alarm. There could be reasons other than that and should be investigated further by
SMDC/Admin.

12. BLACK MOLDS. One of the main reasons why molds appear is poor ventilation and
source of dampness and leaks. It's surprising though that it also appears in the common
hallways. The source of the molds problem should be rectified and then the ceiling boards
should be totally replaced. This is a health issue and bad for those with asthma and allergies
and sometimes it could be fatal too. When left un-attended by SMDC/Admin, it grows bigger
and bigger by the day.

13. WALL CRACKS and PAINT BUBBLES. Not all the cracks and paint bubbles are caused by
the earthquake. These usually happens along construction joints like concrete to concrete,
drywall to concrete or drywall to drywall. This is a very poor painting workmanship like non use
of the gauze like material before applying the putty. It could be the poor paint material itself.
SMDC/Admin should rectify these construction defects instead of passing the responsibility to
the unit owner as wear and tear and expired warranty.

14. PEELING-OFF LAMINATION of WOODEN DOORS and WALLS. Being a premiere condo,
we don't expect that doors are not made of solid wood and the drywall partitions as well as the
toilet ceilings are made of very poor low quality materials. The laminates peel-off in a very short
period of time. Again, unit owners should not be responsible for wear and tear and expired
warranty.
15. ADMINISTRATIVE ISSUES/CONCERNS. The administrative staff should always be
available during regular offices hours. Admin should respond promptly to correspondences and
communication through emails and letters and telephone calls should be answered after the
3rd ring at the most. There should be an Officer-In-Charge (OIC) during off hours. No response
or delayed reaction from Admin affects the daily activities of unit owners and their tenants.

16. MAINTENANCE ISSUES/CONCERNS. The maintenance staff should be pro-active in

maintaining cleanliness of the corridors, repairing and replacing broken items and busted lights.
The garbage collection system procedure and schedule should be a clear-cut policy to avoid
confusion. There are also reports of Cockroach hives/nest at elevators which is very un-sanitary.

17. SECURITY ISSUES/CONCERNS. With the opening of Air Mall, security personnel should
be strict to not allow the public to go in and out of access doors, hanging around and stand-by
at the lobbies and use the toilet at the lobbies. It is noticed that the fire exit door at the lobby is
left open which could be a security breach as the public may enter and be able to access all the
floors and units. There should be a clear delineation of what the public may use and off limits to
areas for Air Residences unit owners/tenants only.
18. POOR QUALITY APPLIANCES. The refrigerator and cook top that are inclusive in the
selling price are almost disposable and throw-away conditions. The refrigerator needs to be
defrost often because it accumulates too much ice, the freezer door is falling down and water
accumulates at the back. The cooktop has a hole that looks like a missing part. It causes short
circuit and tripping of the circuit breaker. You will have a heart attack scare to use for cooking.
Nobody is interested to buy these appliances so the unit owners spends more to replace the
refrigerator and replace the electric cooktop with induction type.

19. OPEN FINANCIAL BOOK ACCOUNTS. In the absence yet of the Air Residences
Condominium Corporation (ARCC) composed of duly-elected unit owners, we would like to
request transparency on the condo corporation's financial books of accounts (income and
expenses) at least twice a year.

We look forward to a timely and prompt resolution of the above mentioned concerns, issues
and complaints since some are very critical as mentioned.

It is imperative that units of the following signed unit owners/SPAs below shall be prioritized by
SMDC/Admin during the rectification process.

May the Force of the Almighty be with you.

Atty. IRENE SOBREDO DARIO

Legal Counsel/Consultant

AIR RESIDENCES CORE GROUP UNIT OWNERS:

A.G. Ony Abby Diaz Abner Tiu Catis Adam Fynn

Aie Balagtas See Aiyn Bolotaolo Ainah Baltazar Aireen Abierra-Alde

Albert AP Alda De Guzman Alejandrino Mendoza Aliw M Sadangsal

Allyzon Lualhati Ana F DeLos Reyes Analiza Catalino Anas Kharbouti

Andy Li Ann Chua Ann Gonzales Libiran Anna G F Bentinck

Anna L Sendaydiego Anne Nepo Arfranz Selapat Art Cuaresma

Arvin Escultero Austin Beckham Badz Pantoja BE Icel

Bebong Barrera Ben Torres BJ Go Camberent B Exhibits

Carlo Martinez Cecille U Katigbak Celso L Soriano Charm DL Ungson

Charm See Tiu Cindy S Legaspi Ciriaco III Santiago Cita Talana

Cristina A-Paat Dani Sani Dani Vargas Daniel Mina Gallego

Daniel Recio Danilo DL Santos Darnoc Zruc Darry Segundo

David R Orosco III Dday Vela Dennis Ayab Dennis Dimaculangan

Dennis T Alfonso Dennis Tobias Deo Yerro Dexter Dy

Diana C Barrinuevo Dianne Ngan Diego Lee Dione JV

Diosa F Reed Doc Cherry Co Dominic Don Don Kee

Dorayz JM Drea Alado Dwight Destura Echoserang Bakla

Ed Gatbonton Eliz Kbhr Ella Cuaresma Em Em

EmGee Ramos Emily A Q-Lagota Evangeline Atienza Faith C Reinoso

Ferdinand L Flores Floranita A Maagma Florence Tienzo Florinda D Barcenas

Frances A Salaysay Ge Mendoza Geraldine Madamba Gerry Limpo

Glady Falo-Gonzales Gladys G Carorocan Gloria M Mendoza Gnet Gayatao

Grace A Q-Limbo Greg De Chavez Gregmy S Nelsen Hector S Katigbak

Helen D Villarosa Ico Jumel Isabel DL Pena Ivy Chervias

Jacq TC Jacque Barcenas Jade V Regaliza Jael Werner

Jaimzmichael Lim Jam Flores James Lester Jane Baranda

Janeth M Lanzona Jay Mitchell Jaymee Hernandez Jayson Fulgueras

Jayson Tumacas Jeff MP Jep Sab Jessa Marie Duenas

Jessica Rose Marie Jessie Dagasdas Jesus Libiran Jhorelli Wu-Urbina

Jidy Javier Jm Barrios Jojaymie Sevilla John Tyrone Nanad

Joi Domingo Jonathan T Dagohoy Joy M Dimabayao Joie DLP- Granada

Kate Brezezinska Kate Velasco Kathy Yupo Kevin Flores

Kit T Salazar Kristal Aceron Krystel Siumdo Krystle Torres

Kwistine Andes Lance Hilario Le' Cendana Leah Van Sandt

Leila Mora Levon Escalona Loraine Nicodemus Lou Antonio

Luisa Mercado Lynda Michelsson Macki P-Jacob Madelene DC Ricafort

Maletz Dinglasa Marianne A Sansolis Marico Paat MarilynDLC Carbonell

Mario Gallo Marisam M Lim Mary Braga Maryshyl Tuquero

Mavic Macalintal May Barrios Melvin Panganiban Mervin Nicolas

Michelle D Usman Mie Bulabula Mika Espantolini Mika Michelsson

Mike Mendoza Mikhaila Gabrielle Minnie Guizano Misty P.Kim

MJ Telin Mon Wy Myla Itable Mohammad Minanga

Myr Figueras Myrna Barracas Nana Clair-Borela Nathaniel P-Bolotalo

Ness Tan Nicolas Javier Go Ninette A-Perez Noel Ang

Noelle A Tumacas Non Lim Tobias Nora Aquino Norie DV Casauay

Ojey Lombos Paolo Nicolas Paul Tiu Paulo Gonzalez

Peter De Villa Phoebe So Pot G Del Rosario Precy Jonas Wee

Rae Anadele Ralph Dizon Rami Asis Ray Nepo

Rej Tierra Rex L Dacasin Rhoda Winters Rhona Florentino

Richard Go Rmof Mar Rockwell Jardiniano Roderick Cabbab

Rolezar Landicho Romeo Paulo Ron Mahin Ronel Chavez

Rosalie B Cataneo Rose Tablan Ruel C Tulagan Ryan Jeff Perez

Ryan Villaruel Sarah Bragais Sariel Caampued Sherilyn Keen

Sherilyn T DL Pena Stephanie Cabrejas Steve Ve Sylvia Ocampo

Teppei Tp Tess P Santos Tine B-p Unity RL

Verlie Clemente Victor Ote Vivian Alabado Weissen Barican

Wilson Tusing Yana P Veloso Ysrael Guy Zara Kim