In Dubai, the Real Estate Regulatory Authority (RERA) enforces specific guidelines and legislation governing the management of jointly owned properties. These properties, defined as ‘the whole or part of a building or land, divided into units intended for separate ownership,’ encompass apartments, villas, and entire communities sharing common areas. Typically, a firm appointed by the Owners Association (OA) manages the overall building or land, handling day-to-day tasks such as maintenance, security, cleaning, and finance. RERA mandates the OA or the OA manager to establish budgets and two separate funds – the general fund and the building reserve fund – both funded by owners through the service charge.
For service charge budget approval, RERA requires a formal real estate reserve fund study. While specific details on the study’s methodology or composition are not provided, consultants conducting the study must hold a ‘Property Observer’ trade license, indicating sufficient experience in building construction and condition assessment.
It is crucial to note that not all firms with the license can conduct a building reserve fund study. Competent chartered surveying consultants with ample local experience, adherence to international standards, and customization to Dubai’s preferences should be engaged. The use of foreign cost data is discouraged.
Building Reserve Fund Studies
The building reserve fund study plays a pivotal role in future budgeting for property managers and forms the foundation for forecasting capital replacement costs. Overlooking its significance may result in a deficit in capital for essential asset replacements.
To determine the funds needed for future replacements as assets reach the end of their serviceable life, surveyors adopt a two-tier approach. They gather relevant property data, assessing the current condition of each asset, including type, location, exposure, installation quality, maintenance history, and their impact on the remaining useful life. This analysis identifies the replacement year for each asset.
Using this life expectancy forecast, surveyors develop a tailored financial model, considering current and future replacement costs, inflation effects, and interest accrued in the savings account. The objective is to project expenditures over approximately 60 years, presenting this data in a 10 or 20-year window.
Client involvement, especially the Facility Management (FM) team, is crucial in obtaining accurate information on maintenance procedures and past replacements. The FM and building management team should comprehend the model’s establishment and its ongoing usage. It’s important to recognize that the cost model is a forecast, albeit as accurate as possible.
Reference: Mohamed Bin Rashid Al Maktoum, Ruler of Dubai, “Direction for Association Constitution Issued in accordance with Law No. (6) of 2019 Concerning Ownership of Jointly Owned Real Property in the Emirate of Dubai,” Dubai Land Department.
Real Estate Regulatory Authority (RERA) and Owners Associations (OAs) in Dubai
In Dubai, the Real Estate Regulatory Authority (RERA) is responsible for enforcing specific guidelines and legislation that govern the management of jointly owned properties. These properties, which include apartments, villas, and entire communities with shared spaces, are defined as ‘the whole or part of a building or land, divided into units intended for separate ownership.’ Typically, an appointed firm manages the overall building or land on behalf of the Owners Association (OA), handling tasks such as maintenance, security, cleaning, and finance. As per RERA’s regulations, the OA or the OA manager is required to establish budgets and two separate funds – the general fund and the building reserve fund – both funded by owners through the service charge.
RERA’s Requirement for Building Reserve Fund Studies
Real estate reserve fund studies are required by RERA for service charge budget approval. In spite of the lack of specific details regarding the study’s methodology or composition, consultants must hold a ‘Property Observer’ license, indicating sufficient experience with building construction and condition assessment.
Qualifications for Conducting Building Reserve Fund Studies in Dubai
There are certain firms that are licensed to conduct building reserve fund studies but not all of them are. The use of foreign cost data is discouraged. Competent chartered surveying consultants with ample local experience, adherence to international standards, and customization to Dubai’s preferences should be engaged.
Determining Replacement Costs for Building Assets
An asset’s replacement cost is determined by a two-tier approach adopted by surveyors when it reaches its end of serviceable life. Property data is collected, and each asset’s current condition is assessed, including its type, location, exposure, installation quality, maintenance history, and impact on its useful life. Each asset’s replacement year is identified by this analysis.
Financial Modeling for Reserve Fund Planning
In addition to taking into account current and future replacement costs, inflation effects, and interest accrued in savings accounts, surveyors develop a customized financial model based on this life expectancy forecast. The objective is to project expenditures over approximately 60 years, presenting the data in a 10 or 20-year window.
Client Involvement and Transparency
In order to obtain accurate information about maintenance procedures and past replacements, clients, especially Facility Management (FM), must be involved. It’s important for the building management and FM teams to be aware of the cost model’s establishment and ongoing usage. It is important to remember that the cost model is a forecast, albeit as accurate as possible.
Source (Reference)
Mohammed Bin Rashid Al Maktoum, Ruler of Dubai, “Direction for Association Constitution Issued in accordance with Law No. (6) of 2019 Concerning Ownership of Jointly Owned Real Property in the Emirate of Dubai,” Dubai Land Department.