Blue Orchid Residencies

This web site was created solely for the purpose of educating- potential buyers about the "other side" of the  rosy picture that is shown by the developers. This is no a investment advice nor buyer guide. Make your own decision based on the information below.

NOTICE: All the information in this site can be publicly verified by the respective organizations under the right for information act Sri Lanka

CMA - Condominium Management Authority 

UDA - The Urban Development Authority (uda.gov.lk) 

NBRO - National Building Research Organisation, Sri Lanka (nbro.gov.lk) 

Or ask the residents by contacting them directly 

Or forward questions to admin@blueorchidresidencies.com

Testimonial 1 

Summary:

The developer is so nice until you sign the Sales and Purchase Agreement (SPA) and make necessary fund transfers on time. Once I completed the payment the developer started showing his real picture.  

I encountered so many issues in relation to the construction and harassment from the developer from the day I purchase the apartment to date.

I summaries some of the key issues as follows.

1.      The construction quality is so bad and as a result, all unit holders filed a comprehensive complaint to the Condominium Management Authority (CMA). I’m also a signatory to the said complaint.

2.      It noted that the developer had a hostel facility for the University of Sri Jayawardhanapura and subsequently constructed a 48 units apartment complex on top of the same structure. As a result, it led to a catastrophic structural failure, which is clearly explained in the complaint to the CMA.   

3.      In terms of the construction, I noted so many deficiencies in the actual construction compared with my SPA. I list down some of the shortfalls between physical/ actual delivery with SPA. The developer has not addressed any of the below shortfalls to date. I have not seen the CMA inspecting the construction work from the day I purchase which is questionable since CMA is the authority in charge. Furthermore, once we question CMA, they had no answers for any of our issues.

Testimonial 2

I bought this apartment after selling my existing apartment in Mount Lavenia in 2020. I used an agent to buy this apartment since I’m living abroad. I was misguided by both agent and the developer.

I encountered the below issues;

1.   The apartment is having a catastrophic structural failure. It was later noted that the developer used sea sand for beams and columns. As a result, the inner core of the structure is rusted and most of the weight-bearing beams are cracked. The issue has been clearly mentioned in the CMA and UDA complaints. The NBRO is investigating the issue and no final conclusion is reach to date.

2.   Other visible issues are as follows, water leaks due to crack walls, finishing of the apartment are well below expected level, flood car parking, no fire and safety protection, haphazard electric & plumbing work, no gym, leaking and poorly constructed swimming pool, issues with car park allocation, inadequate water storage, poor and smelling sewerage and major deficiencies with semi condominium plan and my SPV.

3.   Harassments from the developer is beyond expectation, he even didn’t let any of my visitors’ park vehicles in the visitor car park, blocked access to service providers, using disgustingly dirty words to address unit holders all the time (recordings available).

Finally, even though I was fallen into the trap, I don’t anyone to waste your hard-earned money. Please contact me via site admin to share detailed information.  

The resident first filed a complaint to CMA about appalling quality of work and non-completion (even after 5 years) and legal violation in September 2020. Due to the Covid situation, the inquiry got delayed a few times and was finally taken up by CMA in January 2021. During this time the developer started harassing residents and in one such incident, the Developers physically attacked residents. Then after a few rounds, the legal formal legal inquiry was started in May. In July an amended complaint was filed by the residents as directed by CMA.

Full copy 

The resident filed a complaint to the UDA about the serious nature of issues in the construction and violation of the UDA regulations. UDA conducted a joint site inspection (UDA, NBRO, CMA & Boralesgamuwa UC)  in April 2021 which the developer skipped. Another date was given on the 2nd of May, by that time the third wave of Covid 19 has hit SL and it was never carried out.

Full Copy of UDA complaint 

This was filed separately in Sept 2020 but CMA never initiated any inquiries as they gave priority to the other complaint.

1. There is no legally constituted Management Corporation formed.

The above-said developers cum owners carry out the management of the Condominium Building. Residents pay a monthly contribution of Rs. 8500/- 10000/- as maintenance expenses. In addition, some of the unit owners have paid Rs 50,000- 60,000/- as an additional deposit. The maintenance of the facility is in a poor condition (described separately), in spite of numerous complaints.

No accounts have been shared with the residents so far.

2. Non execution of transfer deeds

On numerous occasions, the developer delayed the execution of the ‘deed of transfers’ causing severe hardships & financial losses to the unit owners. The developer uses this as a leverage on few residents.

A case has been filed at the District Court, Nugegoda under Case No. 456/SPL against the developer by a resident for not transferring the Title of his parcel after making the required condition fulfilled.

3. Intimidation, verbal abuse of residents

Most complaints are treated with silence and/or intimidating and threatening phone calls and verbal attacks.  

4. Switching off the Elevator

● On a few occasions the developers have switched off the power supply to the elevator while in use by residents, merely to harass the residents at times of disagreements or when residents have complained to the developer about any shortcomings in the building 

● Police Complaint Ref:19801 Oblic-2 on 28/01/2020.

5. Disconnecting Electricity

● There are instances where the developers disconnect electricity for certain parcels when they have a disagreement with such residents simply to harass them. The residents have made Police Complaints in this regard. 

● Police Complain No – CIB II 200/300 dated 25 May 2018

● Police Complain No – CIB II 111/155 dated 12 August 2018

6. Blocking service providers

The Developers block the service providers who visit the parcels with the invitation of the residents.

7. Blocking Access to the rooftop 

Developer has arbitrary blocked access to rooftop.

8. Blocking access to elevator

Access to the elevator of Wing A through the car park is blocked, for some car parking slots since the 21st of August to date, by placing various materials throughout the area. In this circumstance we as residents of Blue Orchid Residencies, kindly request the Condominium Management Authority to urgently intervene and ensure that residents can live in a peaceful manner, free of harassment & intimidation as guaranteed by the Sri Lankan state and condominium act.

The residents solicited the services of an independent charted architect, structural engineer, etc.. to represent them in CMA inquiries. These are some of the reports prepared by them. Also regrading the structural doubt residents requested the NBRO to issues a report

Structural engineers report (extract)    Full report can be given upon a request

Summary:

I observed cracks on columns, beams, and other structural elements. As per my experiences and analysis of the status, the crack occurred due to the internal stress in the concrete elements with the corrosion development. This resulted in spalling of concrete. That observation is unusual when considering the nature of the surroundings and the age of the building. Therefore, this can be happened due to the corrosive chemical composition of concrete (maybe the use of sand with a high level of salinity). I further suggest a discussion with the developer’s structural engineer and strongly recommend immediate attention to the rectification of defects. I would like to further mention the covering of cracks will not be a proper solution to the defect and that may result in failure without prior observation or warning. 

Architects an MEP engineers report

Summary:

It was observed that the fire lines are incomplete in most of the locations. No fire fighting system is seen in common areas like lobby, passages etc. Present plastic shell tanks will not cater to fire sump requirements. Generally, external walls are done with 225mm thick brick walls, which has not happened in this apartment. As per the planning and building regulations of the UDA, there are no basic requirements provided for the apartment. The following requirements lack in this development; Solid waste room, Toilet for the disabled, adequate parking for residents, no visitor’s car parks, Panel room, Generator room with proper exhaust, meeting room, Adequate Overhead water tank capacity, and water sump. 

It was advised to carry out a comprehensive investigation on the structure through a government institution such as NBRO, NERD, university etc… Then the repair/rectification is carried out based on their recommendations.  

As most of the locations have issues with water leakages, waterproofing application is important, and improving the rainwater discharging system in a proper manner is a must.  It is recommended to do five coat painting system for external walls. 

 The rainwater discharging system and other services have to be re-visited and rectified.  Fire detection and protection system to be reviewed.  The boundary wall has to be rebuilt.  Cracks on the swimming pool wall are to be rectified.

NBRO report (latest)

Summary of the conclusion Extracted  from page 10 and 11. to the NBRO report issued on 21 May 2021 (NBRO/PMD 2020/ CR - 025)

"5. CONCLUDING REMARKS AND RECOMMENDATIONS

5.1 This  report is issued as a preliminary report in order to facilitate owner to cover the exposed reinforcement in columns until a detailed investigation report is issued.

5.2 As per the visual  observations, cracks appeared in the building elements are mainly due to corrosion of steel  bars. But at the moment, structural stability of this structure may adequate to carry the intended loads of the building. As most if the columns were cracked, it is immediately required to attend for rectification work of defected columns & beams.

5.3 As a short term solution we recommend the following:

a) It is required to identify columns & beams having corroded reinforcement. These defected elements can be identified by visual observations and also by hammering sound;

b) Provide adequate support to each structural elements under the professional guidance to reduce the load on to the defected elements;

c) Remove all loosen concreate to expose sound concrete and mechanically chip the exposed sounf concrete surface to receive rough profile before starting concrete repair works;

d) Carry out repair works of defective structural elements as given in the Annexure II or using any other approved rectification method under the professional guidance.

e) Routine inspections & maintenance of the Building shall be carried out periodically until providing long term solution for this building.

5.4 Long term solution

As per the observations and tested results, we recommend to conduct a detailed structural investigation and structural analysis to propose the suitable rectification method as a long-term solution.

Prepared by:

Eng. (Ms.) H.S.N. Perera

Civil Engineer/ SER & PMD

Reviewed by:

Eng. (Mr.) L.N. Pallegama

Structural consultant/ SER & PMD

Certified by:

Eng. (Ms.) K.M.D.N.K. Kahahengoda

Director/ SER & PMD "

Bogus marketing material, which  prompted many innocent buyers to buy apartments from this complex. These photos in the advertisements are all computer generated graphics or taken from other apartments. Its very laughable to look at these, but not amusing to the people living here

• There are  no  charted architects, MEP engineers nor TO to supervise work

• Sea sand used in concrete. Resulted in corrosion of reinforcement of beams

• Unfinished and exposed live wires

• Car park get flooded on rainy days

• No changing rooms or showers in pool. Tiles have already cracked