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Car Sticker for 2016
magie - Saturday, Jan 16, 2016, 11:00 PM
CIRCULAR 01-006-2016

January 16, 2016


Car stickers for vehicles of parking slot owners, parking slot tenants, and residents utilizing open parking spaces will be available at the admin office starting January 30, 2016. Please secure stickers for your vehicles before February 15, 2016.


1. Accomplished car sticker application form (available from the receptionist)
2. OR/CR or Sales Invoice (if no OR/CR yet)
3. Notarized Deed of Sale (if OR/CR is not in applicant's name)
4. Certification from Company (if company-owned vehicle)
5. Contract of Lease (if parking slot is rented)


PHP 100 per vehicle

Kindly visit the admin office should you require further information.

Aldous Acedo
Property Manager
Tower 1

Glen Tejada
Property Manager
Tower 2

Regino Carmona
Property Manager
Tower 3
Temporary Opening of Pedestrian Gate Along Nueva Ecija Street
magie - Tuesday, Dec 15, 2015, 8:00 PM

December 15, 2015


Please be informed that the pedestrian gate along Nueva Ecija Street near Parking Building B will be temporarily open from December 16 to 24, 2015 for the convenience of residents attending Simbang Gabi at the Sto. Niño Parish.

December 16 to 24 Simbang Gabi Schedule:

3:00 AM - 4:00 AM
4:30 AM - 5:30 AM

The Nueva Ecija pedestrian gate will be open from 2:00 AM to 7:00 AM.

December 24 Christmas Eve Mass Schedule:

9:00 PM - 10:00 PM

The Nueva Ecija pedestrian gate will be open from 8:00 PM to 11:00 PM.

Only residents with Grass ID can enter via the Nueva Ecija Gate.

For your information and guidance.

Aldous Acedo
Property Manager
Tower 1

Glen Tejada
Property Manager
Tower 2

Regino Carmona
Property Manager
Tower 3
Access Control Implementation
magie - Thursday, Dec 10, 2015, 10:12 PM

December 10, 2015


Please be informed that effective December 14, 2015, we will be implementing stricter access control in our premises for increased safety and security.

Guests entering Grass Residences via the bridgeway are required to leave valid proof of identification in exchange for a visitor's ID. They must be accompanied by a resident. Residents must present a valid Grass Residences ID upon request.

Misamis Gate
Only vehicles with Grass Residences stickers are allowed to enter and exit via this gate. For pedestrian access, guests will be issued visitor IDs in exchange for their valid IDs. Residents must present a valid Grass Residences ID upon request.

Tower 3 Gate near Nueva Vizcaya Street
Only vehicles with Grass Residences stickers are allowed to exit via this gate. For pedestrian access, only residents may enter and exit via this gate. Residents must present a valid Grass Residences ID upon request.

Tower 3 Gate near Nueva Vizcaya Street
Vehicles without Grass Residences stickers must enter and exit via this gate. Driver's license must be surrendered in exchange for a car pass. For pedestrian access, guests will be issued visitor IDs in exchange for their valid IDs. Vehicles with Grass Residences stickers may also enter and exit via this gate.

In line with this, we encourage everyone to apply for Grass Residences car stickers and IDs for proper identification and convenient ingress and egress.

For your information and guidance.

Aldous Acedo
Property Manager
Tower 1

Glen Tejada
Property Manager
Tower 2

Regino Carmona
Property Manager
Tower 3
Swimming Pool LED Lights
magie - Friday, Dec 4, 2015, 4:12 AM

Draining, regrouting & cleaning of tiles, conversion of lights to LED, and refilling of the infinity pool was done from November 25 to December 3, 2015.
Poolside Tables and Chairs
magie - Monday, Nov 30, 2015, 2:54 PM

Additional sets of poolside tables and chairs were deployed today.
Temporary Closure of Swimming Pools
magie - Monday, Nov 23, 2015, 11:11 PM

November 23, 2015


Please be informed that MTECH GLOBAL PARTNERS CO. will work on the conversion of our infinity pool (lap pool and adult pool fronting Tower 1) lights to LED from November 25 to December 3, 2015.

In line with this, we will temporarily close the infinity pool to give way to the above mentioned activity. The two kiddie pools and swimming pools near Towers 2 and 3 will still be available for use.

We apologize for any inconvenience that this activity may cause.

For your information and guidance.

Aldous Acedo
Property Manager
Tower 1
AGMM New Schedule
magie - Monday, Nov 23, 2015, 11:11 PM

November 23, 2015

The Annual General Membership Meeting that was scheduled last Saturday, November 21, 2015, did not push through due to the absence of a quorum. Attendance was 21.24% of eligible members but we needed 38.51% to reach a quorum for the valid conduct of business.

ELECOM extended the registration for two hours in order to accommodate all eligible members. Unfortunately, there were still not enough attendees.

As announced by the Corporate Secretary, the Annual General Membership Meeting for the year 2015 has been rescheduled to February 20, 2016.

For your information and guidance.

Aldous Acedo
Property Manager
Tower 1

Glen Tejada
Property Manager
Tower 2

Regino Carmona
Property Manager
Tower 3
Open Parking
magie - Monday, Nov 9, 2015, 7:50 PM

November 9, 2015

Please be informed that parking slot numbers 1 to 28 at the side of Tower 2 (along Nueva Vizcaya Street) will be available for first-come-first-served parking effective November 9, 2015 as agreed upon by GRCC and SMDC.

Vehicles with Grass Residences car stickers may park on these slots for 24 hours at a time. Overstaying vehicles will be towed at the owner's expense as per house rules and regulations. This policy will be observed for all designated first-come-first-served open parking slots.

For your information and guidance.

Glen Tejada
Property Manager
Tower 2
AGMM 2015 Campaign Period Rules and Regulations
magie - Saturday, Nov 7, 2015, 4:00 PM

AGMM 2015


  1. The Election Committee (“ELECOM”) hereby adopts the prohibitions mandated under the House Rules, including the imposition of sanctions, fines, and penalties stated therein. Prohibitions under the House Rules relevant to these proceedings include campaigning in hallways, residential units, and parking buildings, by any form or means.

  2. The nominees shall have the right to post not more than two (2) SINGLE-PAGE campaign materials on the designated bulletin board. These campaign materials shall not be larger than an A4 sized bond paper, and shall not contain lewd, libelous OR any defamatory remark against the other nominees or against any other person.

  3. The security shall have the right to remove any campaign materials violating these rules.

  4. The Campaign materials shall be arranged in an ascending alphabetical manner.

  5. The campaign period shall commence on 07 November 2015, 12:00 Noon, and shall conclude on the 12:00NN of 19 November 2015.

  6. The posting of campaign materials in common areas is NOT ALLOWED. There will be a designated area and a bulletin board for the nominees to present themselves to the voting population.

  7. Written, verbal, or online defamatory remarks or comments about nominees, whether implicit or explicit, will be grounds for sanction against the resident and the candidate he or she is supporting.

  8. Removal, tampering, and mutilation of notices including but not limited to AGMM announcements, reminders, circulars, candidate profiles, and the like will result in sanctions as determined by the ELECOM.

  9. Any AGMM-related concern should be properly filed on the AGMM concern box including concerns with the admin and security staff which will be forwarded to the ELECOM.

  10. The ELECOM shall act on any complaint filed by any the resident or may impose fines and sanctions at its own instance regarding any violation of the above mentioned.

  11. The ELECOM reserves the right to disqualify any nominated candidate for violation of any these rules.

Prepared By:

Atty. Eduardo G. Paringit II
Chairman - ELECOM
Bernardo Galguerra
Wilson Bobier

Pacencia B. De Guzman

Christoffer King D. Perfinan
Plant Box Improvement
magie - Friday, Nov 6, 2015, 9:55 AM

Final List of Nominees for AGMM 2015
magie - Saturday, Oct 31, 2015, 11:10 PM

October 31, 2015


Please be informed that below are the final lists of unit owners who are candidates for Board of Directors and Tower Committees as approved by the Election Committee.

Board of Directors


Tower Committees

Tower 1


Tower 2


Tower 3


For your information and guidance.

Thank You
magie - Saturday, Oct 31, 2015, 10:30 PM

The final list of nominees will be released today. I would like to thank the unit owners who nominated me once again. We faced a lot of challenges during this term. I thank all the silent supporters who encouraged, assisted, and gave their constructive criticisms to the Board for the benefit of the majority of our community. Being responsible for 6,000 residents is no mean feat. 24/7 availability takes a toll not just on the resident board members but on their families as well. I am thankful that I was given the opportunity to serve our community. I did not foresee politicking and backbiting happening when I took the leap. It was ideal to think that everyone would be civil and professional.

For this upcoming AGMM election, I am respectfully declining my nomination for the Board of Directors. I will continue to be of service to the condo corp in my capacity as a unit owner. I hope that the next set of board members will be given due respect, not because they are chosen by the majority, but because they are our neighbors and how we treat others is a reflection of how we feel about ourselves.
Construction of Tower 3 Back Lobby PWD Ramp
magie - Thursday, Oct 29, 2015, 10:29 PM

October 29, 2015


Please be informed that the construction of a PWD ramp at the back of Tower 3 will start on October 30, 2015 and is expected to be completed within twenty (20) working days.

You may call the property management office at 625-4743 for any inquiry or clarification about this activity.

Regino G. Carmona, Jr.
Property Manager

Initial List of Nominees for AGMM 2015
magie - Monday, Oct 26, 2015, 10:26 PM

October 26, 2015


The unit owners nominated for Board of Directors and Tower Committees as received by the property administration offices are listed below.

Board of Directors

Tower Committees
Tower 1

Tower 2

Tower 3


A nominee for both positions should accept one position only. The Election Committee will determine the eligibility of the candidates and release a final list.

For your information and guidance.

Aldous Acedo
Property Manager
Tower 1

Glen Tejada
Property Manager
Tower 2

Regino Carmona
Property Manager
Tower 3
Halloween Trick or Treat 2015
magie - Saturday, Oct 24, 2015, 6:00 PM
Pathway Drainage Improvement
magie - Friday, Oct 23, 2015, 3:30 PM
Halloween Decors
magie - Saturday, Oct 17, 2015, 5:10 PM

Tower 1 East Wing Lobby

Tower 1 West Wing Lobby

Tower 2 Lobby

Tower 3 Lobby
Replacement Pool Lights
magie - Wednesday, Oct 14, 2015, 4:10 PM
Notice of Annual General Membership Meeting
magie - Tuesday, Oct 13, 2015, 1:00 PM

Notice of Annual General Membership Meeting


To All Members:

Please be informed that the Annual General Membership Meeting will be held on November 21, 2015,
8:00AM at the Pavilion of Grass Residences, Nueva Vizcaya cor. Misamis and Nueva Ecija Sts.,
Sto. Cristo, Quezon City.

Please be advised that only members who are registered owners of the condominium unit, and who are
not delinquent in the payment of their dues and other assessments are qualified to vote and be voted
upon during the election of members of the Board of Directors. For this meeting, a member is considered delinquent if by October 20, 2015, he still has unpaid dues for the month of September 2015. Only members in good standing shall participate in all deliberations pursuant to Section 4 of the By-Laws, Section 4.Rights and Privileges of membership. Every member in good standing shall have the following rights:

a. To exercise the right to vote on all matters relating to the affairs of the corporation.
b. To be eligible for any elective or appointive office of the corporation
c. To participate in all deliberations/meetings of the corporation;
d. To avail himself of all the facilities and services of the corporation or the designated service
e. To examine all records or books of the Corporation during business hours

Moreover, please be advised that nomination of candidates for Board of Directors and Tower Committee is now open. Should you wish to nominate fellow unit owners, kindly submit the attached Nomination Form in the Administration Office. The deadline of submission of nominees is on October 22, 2015, 12:00NN.

In case you cannot personally attend the meeting, you are requested to accomplish the attached proxy
form and return it to the Corporate Secretary through your respective Administration Office on or before November 3, 2015, 12:00NN.

Registration will start at 8:00AM and will close at 10:00AM. Eligible members who have not registered
within the prescribed period shall not be given ballots and shall not be allowed to vote.

For your convenience in registering your attendance, please bring your Grass Residences ID.

Set forth in Quezon City this September 28, 2015


Atty. Winston Esguerra
Corporate Secretary
Opening of Road From Tower 2 Going to Tower 1
magie - Saturday, Oct 10, 2015, 6:30 PM

October 10, 2015


Please be informed that starting October 14, 2015, the road going from Tower 2 to Tower 1 (Nueva Ecija Gate to Misamis Gate) will be temporarily under a one-way traffic rule.

In this regard, the said road may be used as a point of exit for vehicles coming from Tower 2 for those who wish to exit thru the Misamis Gate.

For your information and guidance.

Joel Sosa
Tower 1 Property Manager

Glen Tejada
Tower 2 Property Manager

Regino Carmona Jr.
Tower 3 Property Manager
Playground LED Lighting
magie - Friday, Oct 9, 2015, 10:09 PM

LED lighting for the playground was installed today. It will be operational from 6PM to 10PM daily.
PWD Paths
magie - Tuesday, Oct 6, 2015, 10:06 AM

Concrete slabs were laid to make the pathways more PWD-friendly.
Election Committee
magie - Saturday, Oct 3, 2015, 7:00 PM

October 3, 2015


The Property Management Office is currently preparing for the Annual General Membership Meeting (AGMM) which will be held on November 21, 2015. In line with this, please be informed that the application for Election Committee membership is now open.

Below are the duties and responsibilities of the Election Committee Members:
  1. Oversee the nomination and election of candidates and act on all matters that will ensure the orderly conduct of the election;

  2. Determine the qualifications of nominees;

  3. Decide and act on all contests relative to the eligibility of nominees and voters and the tallying and canvassing of votes;

  4. Collect, tally, and canvass the ballots;

  5. Such other powers and functions, relative to the election, as the Board of Directors may confer as deemed necessary.
Application forms are available at the Administration Office and from the Lobby Receptionist. Application for Election Committee membership must be submitted to the Administration Office on or before October 8, 2015 5:00 PM.

For further queries, please feel free to contact the Administration Office via 621-3220 and 292-0212.

Joel Sosa
Tower 1 Property Manager

Glen Tejada
Tower 2 Property Manager

Regino Carmona Jr.
Tower 3 Property Manager
Drainage Improvement
magie - Thursday, Sep 24, 2015, 4:50 PM
Reduction of Water Supply Pressure
magie - Friday, Sep 18, 2015, 9:18 AM

September 18, 2015


As part of the efforts to manage the water supply coming from Angat Dam due to the effects of El Niño, Manila Water will implement a reduction of water supply pressure from 10:00 PM to 5:00 AM daily starting September 21, 2015 until further notice.

Please note that the water tanks of Grass Residences can sustain the requirements of all the residents during weekdays and even under maximum water demand on weekends and holidays. The property management office will monitor supply and demand and make the necessary adjustments as needed.

For your information and guidance.

Joel Sosa
Tower 1 Property Manager

Glen Tejada
Tower 2 Property Manager

Regino Carmona Jr.
Tower 3 Property Manager
Orientation on the Proper Use of Fire Extinguishers
magie - Tuesday, Sep 15, 2015, 9:15 PM

September 15, 2015


Please be informed that the property management will conduct an orientation on the proper use and handling of fire extinguishers.

Unit owners and residents are invited to join the activity on Saturday, September 19, 2015. It will be held near the entrance gate of Tower 2 from 10:00 AM to 12:00 NN.

For your information and guidance.

Joel Sosa
Tower 1 Property Manager

Glen Tejada
Tower 2 Property Manager

Regino Carmona Jr.
Tower 3 Property Manager

Fire Extinguishers
magie - Thursday, Sep 3, 2015, 11:45 AM

Service units delivered today in exchange for fire extinguishers due for annual refilling.
Pool Lounge Chairs
magie - Friday, Aug 28, 2015, 9:29 AM

Please be informed that the new pool lounge chairs will be available at the pool deck area starting today, August 28, 2015.

We would like to remind residents and guests to refrain from relocating or overloading the lounge chairs. Furniture that are provided in the common areas shall be exclusively used in these specific areas only. No unit owners, tenants and/or residents may transfer or remove furniture from the common areas where they are placed.

Furthermore, jumping and standing on the lounge chairs are likewise prohibited along with other inappropriate behavior. Violation tickets will be issued for each infraction.

We appreciate your utmost cooperation.
Bellhop Trolley
magie - Tuesday, Aug 25, 2015, 10:50 AM

Bellhop trolleys will be deployed at each of the lobbies of Tower 1, Tower 2, and Tower 3 today.
First Eucharistic Celebration
magie - Sunday, Aug 23, 2015, 10:30 AM
LED Lights
magie - Thursday, Aug 6, 2015, 11:30 AM

Lighting for Tower 1 hallways were migrated from CFL to LED last year. Tower 1 lobby lights, except for the chandelier, were migrated to LED today. Lighting for Tower 3 hallways were migrated from CFL to LED last July 17. Tower 3 lobby lights, except for the chandelier, will also be converted to LED. Tower 2, Parking Building A, and Parking Building B will also be fitted with LED lights.
Bridgeway Security
magie - Saturday, Aug 1, 2015, 12:00 AM

Effective today, 2 guards will be manning the bridge way. The bridge way lights will be on until 12 AM, and pathway bollard lights will be on until 4 AM.
Metro Manila Shake Drill
magie - Thursday, Jul 30, 2015, 12:30 PM
Metrowide Earthquake Drill
magie - Wednesday, Jul 29, 2015, 3:00 AM


DATE: July 30, 2015 (Thursday)
TIME: 10:30 AM - 11:30 AM

1. General alarm will be activated for 5-10 minutes at exactly 10:30 AM. Please DO NOT PANIC. Keep in mind that this is a drill.

2. Everyone is advised to prepare an emergency kit with bottled water, food, whistle, and flashlight. We encourage residents to bring their emergency kits during the drill for better simulation.

3. A roving security guard will knock on each door to inform residents that the drill has officially started. This activity is to ensure that all residents are notified to vacate their units in the event of an actual earthquake.

4. Elevators will be temporarily shut down from 10:30 AM to 11:00 AM as part of the drill.

5. Proceed to the nearest FIRE EXIT and descend in an orderly manner to the ground floor.

6. Assemble at the parking area in front of the Pavilion, not at the swimming pool area.

7. Representatives from Barangay Sto. Cristo will give a short orientation and conclude the drill.

Please call the admin at 621-3220 for inquiries on this activity.
Earthquake Drill Dry Run
magie - Tuesday, Jul 28, 2015, 11:00 AM

Barangay Sto. Cristo and Grass Residences conducted a dry run today in preparation for the upcoming Metro Manila Shake Drill on July 30, 2015. Kap. Zaldy Nepomuceno, Sec. Jo Lim, and Kgwd. Mac Navarro supervised the activity.
What to Do During an Earthquake
magie - Monday, Jul 27, 2015, 7:27 AM
Emergency Preparedness Seminar
magie - Saturday, Jul 25, 2015, 5:35 PM

The Metropolitan Manila Development Authority conducted an Emergency Preparedness Seminar for Grass Residences from July 24 to 25, 2015. Many thanks to Francis Jornacion, Sharon Berganio, Germaine Ramirez, Kenneth Lamban, Richard Villaceran, and Imelda Mintar for being our resource speakers.
download fileGRCC-MMDA-Adult-Basic-Life-Support-For-The-Health-Care-Worker.pdf
4.64 MB
download fileGRCC-MMDA-Bandages.pdf
0.84 MB
download fileGRCC-MMDA-Basic-Trauma-Emergencies.pdf
3.30 MB
download fileGRCC-MMDA-Foreign-Body-Airway-Obstruction.pdf
1.34 MB
download fileGRCC-MMDA-Lifting-And-Moving.pdf
5.26 MB
download fileGRCC-MMDA-Understanding-Seismic-Hazard-As-Major-Threat-To-Metro-Manila.pdf
9.57 MB
Emergency Preparedness Seminar
magie - Tuesday, Jul 21, 2015, 7:21 AM

July 21, 2015


Please be informed that GRCC has coordinated with the Metro Manila Development Authority (MMDA) through Eslabon Security to conduct a two-day Earthquake Preparedness Seminar on July 24 and 25, 2015 from 8:00 AM to 3:00 PM at the Pavilion.

The seminar will focus on Emergency Preparedness on Earthquake, Landslide and Rescue as well as First Aid and Basic Training.

There will be an interactive discussion so residents, and service personnel can channel their queries to the resource speakers. This awareness activity is in conjunction with the metro-wide earthquake drill on July 30, 2015 in an effort to prepare the public for the eventuality of an earthquake from the Valley Fault System under Metro Manila.

Thank you for your usual support and cooperation.

Aldous Acedo
Tower 1 Property Manager

Glen Tejada
Tower 2 Property Manager

Regino Carmona
Tower 3 Property Manager
PDC Warehousing, Online and OTC Payments
magie - Sunday, Jun 21, 2015, 9:06 PM

Security Bank completed the implementation of its post-dated checks warehousing facility for Grass Residences Condominium Corporation today. This will reduce expenses spent for daily trips to the bank to deposit maturing checks, free up billing and accounting staff of the tedious process of monitoring and managing PDCs, and ensure depositing of PDCs immediately upon maturity at no extra cost to the condominium corporation.

Security Bank Online, Security TeleBanker, and Security MobileBanker users may start paying for condominium dues and other assessments online. Please credit your payments to Grass Residences Condominium Corporation.

Security Bank Online

Security Bank will also start accepting over-the-counter payments for condominium dues and other assessments. Please request the teller to note your tower and unit number in the remarks section of the bank's copy of the payment slip and present your copy to the admin office as proof of payment.

Branch and ATM Map
BIR Electronic Filing and Payment System
magie - Friday, Jun 19, 2015, 7:06 PM

Grass Residences Condominium Corporation is now filing tax returns and paying taxes through the Bureau of Internal Revenue's Electronic Filing and Payment System via Security Bank's e-payment facility. This minimizes the processing cost of returns and payments (receiving, pre-processing, encoding, error-handling and storage), helps avoid penalties through e-filing, and eliminates transport of physical documents and financial instruments at no extra cost to the condominium corporation.
Perimeter Lights
magie - Thursday, Jun 18, 2015, 9:30 PM

Rebar installation and rewiring of perimeter lights were completed today.
Credit Card Payment
magie - Monday, Jun 1, 2015, 6:01 PM

Please be informed that the Property Administration Office will be accepting credit card payments starting today. You may now use your credit card to pay for your condominium dues and other assessments. However, there will be a merchant fee of 2.5% on top of your principal payable for every transaction.

Availing of the credit card payment option will be at the discretion of the credit card holder. We are implementing this to provide expediency and privilege for those who prefer to pay their condominium dues and other assessments using their credit card.

This will be implemented only for Tower 1 and Tower 3 since Tower 2 is not yet ready for the terminal connection. We will be sending a notice once Tower 2 has its own terminal and ready to accept payments via credit card.

This was made possible by Grass Residences Condominium Corporation's collaboration with Security Bank and Global Payments.
Fire Drill
magie - Friday, Apr 24, 2015, 11:30 AM
Pacquiao vs Mayweather at Grass Residences
magie - Sunday, Apr 19, 2015, 9:00 PM

GRCC and PLDTHome will hold a screening of the Pacquiao-Mayweather Fight on May 3. Unit owners who have PLDTHome subscription at Grass Residences are entitled to free tickets. Please stand by for more details about this event.
Grass Residences Summer Sports Fest Opening
magie - Saturday, Apr 18, 2015, 6:04 PM
Fire Prevention Seminar and Fire Drill
magie - Saturday, Apr 11, 2015, 11:04 PM

April 11, 2015


Please be informed that the Grass Residences Condominium Corporation and the Bureau of Fire Protection (BFP) will conduct a fire drill and seminar on April 24, 2015, Friday from 9:00 AM onwards at the pavilion.

All residents are encouraged to attend since we will discuss the important step-by-step procedure that should be done in case of emergency situations. Volunteer unit owners are welcome to participate during the fire rescue demonstration by Rescue 8.

Right after the drill, BFP will hold a brief seminar on fire prevention at the pavilion function room.

For your guidance and information.

Thank you and best regards,

Rose Anne Pisico
Property Manager - Tower 1
SosaJB Property Management Corp.
Town Hall Meeting
magie - Monday, Apr 6, 2015, 9:11 PM

April 6, 2015


Please be informed that there will be a town hall meeting on Thursday, April 9, 2015 from 2:00 PM to 4:00 PM at the pavilion area. GRCC members/unit owners in good standing are welcome to participate. Kindly bring your Grass ID for verification.

You may visit or contact the property administration office should you have any further inquiry.

Thank you.

Joel H. Sosa
Interim Property Manager
Grass Residences Sports Fest Basketball Draft
root - Monday, Mar 30, 2015, 3:30 AM
Partial and unofficial line up for Basketball - Junior Division:

Partial and unofficial line up for Basketball - Senior Division:

Deadline for the submission of Grass ID or OR of ID application will be until Tuesday, March 31. Kindly submit to T3 Admin Assistant Anthony or to your lobby receptionist. Incomplete requirements will mean delisting from the roster of players. Thank you.
Water Interruption
magie - Thursday, Mar 19, 2015, 4:30 PM

March 19, 2015


Please be informed that Manila Water Company, Inc. will conduct their regular meter maintenance on March 19, 2015 from 8:00 PM to 5:00 AM. This is to ensure that our equipment is in good condition for efficient and clean delivery of water. In view of this, there will be a water interruption on the said schedule. We urge you to save and conserve water during this time.

We apologize for any inconvenience this activity may cause. Should you have questions regarding this matter, please contact the admin office at 621–3220.

For your information.

Rose Anne Pisico
Property Manager
Tower 1
Grass Residences Sports Fest
magie - Saturday, Mar 7, 2015, 10:45 PM

March 7, 2015


It is summer time once again and as part of promoting camaraderie among unit owners, GRCC will be organizing the first Grass Residences Sports Fest. Unit owners are encouraged to register to the following games/events: Basketball, Volleyball, Chess, and/or Badminton.

Register at the receptionist from March 7 to March 18, 2015 from 10AM to 5PM only.

Registration Fee : TBA
Requirements : Photocopy of Grass Residences ID

Strictly No ID, No Registration Policy

For further inquiries please call the administration office, with telephone numbers 625-4743/277-1580 and look for Anthony.

For your guidance.

Thank you.

Joel H. Sosa
Interim Property Manager
Tower 3
Parking Access Cards
magie - Saturday, Mar 7, 2015, 3:54 PM

March 6, 2015


Please be informed that the traffic boom barriers at the parking buildings and basement parking will be fully operational on March 11, 2015.

In this regard, we would like to request all parking slot owners to register your vehicle at the administration office to avoid inconvenience. Upon registration, parking slot owners will be given an access card for entrance and exit to and from their respective parking buildings and basement parking. Only non-delinquent parking slot owners will be allowed to avail of the access cards. Registered parking slot owners should transfer their access cards to their tenants if parking slots will be leased.

One access card will be assigned per parking slot, free of charge. In the event that the card is lost, the parking slot owner must inform the administration office in writing to process the issuance of a new card. PHP 500.00 will be charged for each lost access card.

For your information and guidance.

Rose Anne Pisico
Property Manager
Tower 1
Power Outage
magie - Saturday, Mar 7, 2015, 12:10 AM

March 5, 2015


Please be informed that we may experience rotational power interruption as announced by the Department of Energy due to supply deficiency in the Luzon Grid.

There will be power interruptions from March 1 to 14, 2015 and the reserve levels of power supply are projected to be thinnest during the months of March, April and July this year.

Though this is the case, we want to assure that the Property Management Office, the Engineering Department and the Security personnel of Grass Residences is in full force to be of service and that the emergency generator sets are always on stand-by to power common areas and individual unit's emergency outlet in case of power outage.

Moreover, we would like to encourage everyone to conserve electricity during peak hours, from 10AM to 2PM and 4PM to 8PM. This is to help maintain the reserve levels of electricity which is now critical as reported in the recent local news.

For your information and guidance.
Parking Access Cards
magie - Monday, Feb 23, 2015, 11:02 PM

February 23, 2015


Please be informed that the traffic boom barrier at the basement entrance will be operational on March 1, 2015.

In this regard, we would like to inform all parking slot owners to register your vehicles at the administration office to avoid inconvenience. Upon registration, parking slot owners will be given an access card for basement parking entrance and exit. Only non-delinquent parking slot owners will be allowed to avail of access cards. Registered parking slot owners should transfer their access cards to their tenants if parking slots will be leased.

One access card will be assigned per parking slot, free of charge. In the event that the card is lost, the parking slot owner must inform the administration office in writing to process the issuance of a new card. PHP 500.00 will be charged for each lost access card.

For your information and guidance.

Joel H. Sosa
Interim Property Manager
Tower 3
Tow Away Zone
magie - Saturday, Feb 21, 2015, 10:00 PM

February 21, 2015


In reference to Circular No. 012-108-2014 regarding the implementation of City Ordinance on the “One Way Traffic”, “No Parking” and “Tow Away Zone” along the streets of Misamis, Nueva Vizcaya and Nueva Ecija dated December 8, 2014, we would like to remind residents that the City Municipal Office, together with the Metro Manila Development Authority (MMDA), is strictly implementing the above ordinances.

We received a report from the Security Department that the vehicles parked on the streets were towed days ago. This will be implemented on a daily basis as long as there are illegally parked vehicles on the said streets.

In view of this, we respectfully recommend that you park your vehicles at SM Annex to avoid having them towed away.

For your information and guidance.

Joel H. Sosa
Interim Property Manager
Tower 3
Passenger Elevator
magie - Saturday, Feb 21, 2015, 9:02 PM

February 21, 2015


In view of the several emergency shutdown of the passenger elevators that we have experienced these past few weeks, please accept our sincerest apologies for any inconvenience the incidents caused you.

As per the report of Jardine Schindler, they observed a minor system fault in the operating system that entailed reconfiguration. We would like to assure everyone that we are continually communicating with SMDC and the contractor of the elevator, Jardine Schindler, to ensure the safe use of the passenger elevator.

Should you have any further concern on the matter, please feel free to call us on the telephone numbers below or visit us at the administration office.

For your information and guidance.

Joel H. Sosa
Interim Property Manager
Tower 3
Offsetting of Condominium Dues Starting February 2015
magie - Friday, Jan 9, 2015, 9:01 PM

January 9, 2015


Please be informed that the 100 pesos per square meter per month condominium dues rate from August 2013 to December 2013 was reduced to 70 pesos per square meter per month as approved by the Board of Directors.

Unit owners who have settled the 100 pesos rate during the aforementioned period will have 30 pesos per square meter per month offset from their assessments. It will be implemented this February 2015 billing.

For your information and guidance.
Christmas Decors
magie - Tuesday, Jan 6, 2015, 10:09 PM
Grass Residences Condominium Corporation
Summary of Liquidation Report


Amount Requested:440,000.00
Total Expenses:279,445.54
Excess Amount Redeposited:160,554.46

List of Expenses
1Christmas trees and lobby accessories86,379.04
2Materials used for decoration33,093.25
3LED Christmas lights157,296.75
4Transpo and other expenses for purchasing and canvassing of decors2,676.50
***** Nothing Follows *****

Prepared by:

Ms. Cathlene Isoc
Administrative Assistant
Christmas Party 2014
magie - Monday, Dec 22, 2014, 11:59 PM
Temporary Opening of Nueva Ecija St. Gate
magie - Tuesday, Dec 9, 2014, 5:03 PM

December 9, 2014


Starting December 16, 2014 until December 24, 2014 the main gate at Nueva Ecija St. near Parking Building B will be TEMPORARILY open for pedestrians. This is to give way to our residents who want to attend SIMBANG GABI at nearby churches.

For security purposes, presentation of Grass Residences ID is required prior to entry via the Nueva Ecija St. gate.

Mass Schedule:

December 16 - 24, 2014 (Simbang Gabi)

3:00 AM
4:30 AM
6:00 AM

December 24, 2014 (Christmas Eve Mass)

6:00 PM
7:00 PM
8:30 PM

December 31, 2014 (New Year’s Eve Mass)

6:00 PM
8:00 PM
Grass Residences Christmas Party 2014
magie - Tuesday, Dec 9, 2014, 4:44 PM

December 8, 2014


This year's Christmas party will be held on December 22, 2014 (Monday) at the Pavilion from 6:00 PM onwards.

Unit owners, tenants, and other occupants are invited to join this get-together for a night of music, dancing, live performances, games, and gift-giving.

Registration for the first 200 attendees is FREE. Each unit may avail of up to 3 seats. Additional attendees will be charged PHP 150.00 per head. Our receptionists will start accepting registrations today. Donations for the raffle are also welcome.

Please only register if you will be attending so that slots can be allotted appropriately to those who are interested.

You may call 621-3220 (T1), 364-5486 (T2), or 625-4743 (T3) for inquiries regarding this event.

Christmas comes but once a year. Let's get together for some holiday cheer!
Preparation for Typhoon Ruby
magie - Sunday, Dec 7, 2014, 2:00 PM

December 7, 2014

PAGASA may place Metro Manila under Signal No. 2 at 2:00 AM tomorrow due to typhoon Ruby. While we hope that this will not push through, please be reminded of the following as part of our contingency measures in preparation for the said typhoon:

WINDOWS/BALCONY DOORS – Ensure that these are all shut tight to avoid strong wind and rain from entering your unit and consequently damaging the interior such as gypsum board ceiling, furniture, and appliances.

ELEVATORS – Expect a reduction in the number of elevators running during the typhoon. Avoid taking the elevators during the peak of the strong winds circulating in the building and just take the fire exit stairs.

POWER REDUCTION – Power outage may occur and be compensated by limited-load electricity from the building’s emergency back-up generators.

STANDBY LOGISTICS – Prepare back-up emergency lights and flashlights.

BALCONY – Secure all lightweight items that may be blown away by strong winds.

BALCONY DRAIN – Ensure that these are clean and free from any materials that may cause clogging.

PATHWAY/WALKWAY – Watch your step to avoid slipping on wet sidewalks or walkways.

NEW UPDATE – Stay tuned to television, radio and Internet news updates.

For emergency or any other concerns, you may contact the following nos:

Admin Office 625-4743 and 277-1580
Security Office 621-3221

Thank you for your cooperation and concern regarding this matter.
Perimeter Parking and Traffic Flow
root - Friday, Dec 5, 2014, 12:00 AM
The following ordinances will be implemented by the barangay on December 8, 2014:

Ordinance No. 2265

An Ordinance Declaring Nueva Vizcaya, Between Misamis and Nueva Eciaj Streets as "One Side Parking" for Vehicular Traffic Passage at Barangay Sto. Cristo, Bago Bantay, Quezon City and Providing Penalties for Violation Thereof

Ordinance No. 2266

An Ordinance Declaring Misamis Street Between the Corner of Ilocos Sur Street and Edsa as "No Parking on Both Sides" and "Tow Away Zone" of Barangay Sto. Cristo, Bago Bantay, Quezon City and Providing Penalties for Violation Thereof

Ordinance No. 2267

An Ordinance Declaring the Portion of Nueva Vizcaya Street Between the Corners of Misamis Street and Nueva Ecija Street of Barangay Sto. Cristo as "One Way Traffic" Between 6:00 Am to 11:00 Pm and Providing Penalties for Violation Thereof
Repainting of Perimeter Wall
magie - Monday, Nov 24, 2014, 11:24 PM

November 24, 2014


Please be informed that repainting works of interior perimeter wall along Nueva Viscaya Street will start on November 26, 2014.

Please be advised that those who have temporary parking slots assigned with numbers 1-28 to use the temporary parking slots 1-28 in front of Tower 2, to give ample space for the workers to undertake the work. It is to be noted that the said transfer is only temporary and shall not be construed to give vested rights to anyone on the Open Parking in front of Tower 2.

We apologize for any inconvenience that the aforementioned work may cause you. Thank you for the usual cooperation.

Rose Anne Pisico
Property Manager
Tower 1
Perimeter Rehabilitation
magie - Friday, Nov 21, 2014, 9:11 PM

Chinese bamboo replaced the garbage and graffiti around Grass Residences. We hope that this will help beautify the area and discourage vandalism. The interior and exterior of our perimeter walls were also repainted. Thanks to GRCC board members Rhemus Maramba and Jan Chavez of SMDC for this initiative.
AGMM 2014 Results
magie - Monday, Nov 17, 2014, 11:17 PM
RankCandidateTotal Number of VotesTotal Appurtenant Interest
2RYAN ESTEVEZ74510.7947%
GRCC Board 2014-2015
badjao - Sunday, Nov 16, 2014, 1:07 AM
To our valued Unit Owners and Residents :

In view of the Annual General Membership Meeting and election last November 15, 2014 (Saturday), we would like to inform you that the following compose the NEW BOARD OF TRUSTEES:

1. Ms. Marie Grace G. Antonio - President
2. Atty. Ryan L. Estevez - Vice-President
3. Engr. Josephus C. Vicencio - Treasurer
4. Engr. Rhemus D. Maramba - Director
5. Mr. Jan Spencer B. Chavez - Director

Please give your support to the new Board of Trustees for the year 2014 - 2015.

Thank you.

Yours truly,

Election Committee Chairman
Infinity Pool Renovation
magie - Friday, Nov 14, 2014, 12:00 AM

The wall between the upper and lower pools was modified during the annual draining, re-grouting, retouching, and refilling of the infinity pool. Cascading water from the upper pool to the lower pool should help improve circulation and lessen stress on the filters.
Halloween Get-Together
magie - Saturday, Oct 25, 2014, 11:00 PM

Photo credits: Pos Vicencio, Griffin See
Halloween Trick or Treat 2014
magie - Saturday, Oct 25, 2014, 6:00 PM

Photo credits: SosaJB, Pos Vicencio, Elbert Mozo
Tower 2 and Tower 3 Swimming Pools Now Open
magie - Tuesday, Oct 21, 2014, 1:31 AM

The swimming pools in front of Towers 2 and 3 were opened yesterday. This will give residents alternative pools to swim in while the infinity pool is being renovated.
Emergency Exit Stairs
magie - Saturday, Oct 11, 2014, 9:31 AM

Steel stairs for the emergency exits of Tower 3 were delivered and installed today.
Inspection of Swimming Pools
magie - Friday, Oct 10, 2014, 2:14 AM

Swimming pools in front of Tower 2 and Tower 3 were inspected today in preparation for turnover to the condominium corporation.
Blood Moon
root - Wednesday, Oct 8, 2014, 11:00 PM

Epic blood moon shot taken by Christian Trevelyan Grey from the west wing of Tower 3
Security Bank @GrassResidences
magie - Saturday, Sep 27, 2014, 9:02 AM
Security Bank will also be here today, September 27, to provide free financial advise and consultation for home, auto, personal, and business loans. You can open bank accounts, apply for credit cards, and enjoy waived fees up to PHP 200,000 for home loans approved during the event.
PLDT @YourService @GrassResidences
magie - Saturday, Sep 27, 2014, 4:20 AM
PLDT will hold its first ever @YourService event in the Philippines at Grass Residences today and tomorrow, September 27-28. Enjoy free WiFi, Bo's Coffee, Greenwich Pizza, pastries, and other goodies. You can get repairs, sign up for new services, pay bills, and test drive their Triple Play package. 50Mbps lines will be available for fast downloads from 8am to 5pm. See you there!
From Trinoma
root - Sunday, Sep 14, 2014, 9:07 PM

Nice photo of Grass Residences taken from Trinoma by Jeff Go.
Tower 3 Lobby Sofa
magie - Thursday, Sep 11, 2014, 8:26 PM

First half of reupholstered sofa set for Tower 3 lobby was finally delivered last Tuesday. Delivery was completed earlier today.
Tower 3 Violation Tickets
root - Tuesday, Sep 9, 2014, 7:55 PM

869 violations were charged to 330 Tower 3 units since April 1, 2014.

Illegal parking made up most of the violations at 86.1%, followed by hanging of clothes and plants on balconies (5.4%), littering (2.1%), installation of unauthorized devices (1.2%), and improper waste disposal (1%).

Delinquent units comprise 50.68% of Towers 1 and 3. Most Tower 3 units charged with violations are part of this non-paying number.

The good news is that 83.42% of Tower 3 units respect condominium rules and regulations. We enjoin the 16.58% who were issued violation tickets to exercise responsible co-ownership.
Tower 1 Violation Tickets
root - Tuesday, Sep 9, 2014, 5:15 AM

258 violations were charged to 206 Tower 1 units (114 east wing and 92 west wing) since April 1, 2014.

Smoking made up most of the violations at 14.5%, while littering and hanging of clothes on balconies tied for second place at 10.9% apiece. Illegal parking and eating/drinking at the pool area each garnered 9.1% of the total violations.

Delinquent units comprise 50.68% of Towers 1 and 3. Most Tower 1 units charged with violations are part of this non-paying number.

The good news is that 89.64% of Tower 1 units respect condominium rules and regulations. We enjoin the 10.36% who were issued violation tickets to exercise responsible co-ownership.
Mega Octagon
magie - Thursday, Sep 4, 2014, 8:51 AM

After lengthy negotiations between the BOD and our former security service provider, Mega Octagon, our security personnel started receiving their long delayed wages from last year.
Generator Switch
magie - Wednesday, Jul 16, 2014, 7:00 AM
Please note that power supply will not automatically switch from Meralco to generator during brownouts.

For Tower 1, switch off MTS N and switch on MTS E:

For Tower 3, switch off MTS Normal, slide lock to the left, switch on MTS Emergency:

For Tower 2, switch off MTS beside SPARE, slide lock to the left, switch on MTS on the right:

Photo credits: Chit Bernardino, Beam Reas, Manuel Dela Cruz Jr.
Basketball Tournament
magie - Saturday, May 17, 2014, 11:00 PM
Summer Bazaar
magie - Saturday, May 17, 2014, 5:00 PM
Sto. Cristo Barangay Hall


Quezon City Ambulance Rescue

Quezon City Fire Deptartment
924-1922 | 922-8363

Philippine Red Cross

163 | 926-5522 | 9150

St. Lukes Medical Center
723-0101 | 723-0301

United Doctors Medical Center
843-4343 local 2799

Cable Link
988-5465 local 3207 or 2846

577-8206 | 739-3772 | 215-1819

401-1760 | 401-0270 | 709-0724

631-1111 | 162-1111 | 449-8720

Manila Water Co.

426-7468 to 79

434-2696 | 987-3348
Grass Residences
Nueva Vizcaya corner Misamis and Nueva Ecija Streets
Sto. Cristo, 1105 Quezon City

Tower 1 Admin621-3220
Tower 2 Admin277-2736
Tower 3 Admin625-4743
Security Office621-3221

View Larger Map
Grass Residences ID
root - Saturday, Mar 29, 2014, 12:00 AM

March 29, 2014

Please be advised that residents may now secure the new Grass Residences ID.


Secure Resident Information Sheet from the reception areas.

Submit to administration office or email to grassidsystem@yahoo.com 1x1 picture with white background.

Please use the full name, unit and tower number as file name of each picture sent via email. Example: JuanBdelaCruz_1234A_T1.jpg

Please attach a paper to your 1x1 picture with full name, unit and tower number if you will submit a hard copy.

Submit photocopy of Contract of Lease for tenants.

Submit authorization letter or SPA from unit owner for non-related occupants.

Payment of PHP 50.00 for each ID will be collected.

Claim IDs at the reception area.

NOTE: Number of IDs allowed to be issued per unit as per House Rules:

20-39.9 sqm. 3 for non-related occupants or 5 for family members

40-59.9 sqm. 5 for non-related occupants or 7 for family members

60 sqm. & above 8 for non-related occupants or 10 for family members

In case of loss of ID, a letter of request for the replacement must be submitted to the administration office. A penalty of PHP 250.00 must be paid for the re-issuance of each ID.

Ms. Rose Ann Pisico
Property Manager - Tower 1

Engr. Mario Cenizal
Property Manager - Tower 3
Grass Residences Car Sticker
root - Friday, Mar 28, 2014, 11:00 PM

March 28, 2014


Please secure your new car stickers for 2014 on April 7, 2014. Vehicles without 2014 car stickers will not be allowed to enter the parking buildings and parking levels of Towers 1 & 3 starting April 15, 2014.

Please take note of the guidelines below.


1. Secure a car sticker application form from the receptionist.

2. Submit requirements stated in the application form at the administration office.

3. The sticker does not entitle the motorist to park at the driveway or in any slot owned by other residents.

4. Unit owner must attach their car sticker in a visible area on the upper left corner of their wind shield.

5. Fees of car sticker: PHP100 for first vehicle, PHP200 for second vehicle and so on. Note additional PHP100 for every extra vehicle.

Ms. Rose Anne Pisico
Property Manager - Tower 1

Engr. Mario Cenizal
Property Manager - Tower 3
Violation Ticket
root - Monday, Mar 24, 2014, 11:04 PM

March 24, 2014

Please be informed that starting April 1, 2014, we will be issuing violation tickets to unit owners, tenants and guests who will violate our house rules and regulations.

In line with this, attached is the list of common violations based on our House Rules and Regulations with corresponding approved rates. If in case anyone has committed violation/s, the corresponding rates will be reflected on their monthly billing with supporting documents about the violation/s committed.

This will be implemented to ensure an orderly and peaceful living here at Grass Residences. Also, this will promote equality among all unit owners as others are doing their best to strictly observe the rules and regulations of the Condominium Corporation.

Your usual cooperation is highly required.

Property Manager – Tower 1
SosaJB Property Management Corp.

Property Manager – Tower 3
SosaJB Property Management Corp.

1Use of amenities by unit owner/tenant/s guest/s without pre-registration warning250.00500.00750.00
2Use of Amenities beyond the allowable timewarning250.00500.00750.00
3Improper attire warning100.00250.00500.00
4Eating/Drinking in the Pool and Pool Deck Areawarning200.00300.00500.00
5Expectorating or blowing of nose, littering, spitting, spouting, urinating and defecating in the amenity areawarning500.00750.001,000.00
6Swimming without showeringwarning100.00250.00500.00

1Smoking warning250.00500.00750.00
2Vandalism and/or Littering / leaving / throwing of any waste material at the common areaswarning250.00500.00750.00
3Washing of utensils and/or cooking in the common areaswarning250.00500.00750.00
4Moving and/or re-arranging furniture at common areaswarning100.00250.00500.00

1Over speeding (more than 20kph)warning100.00250.00500.00
2Overtaking and/or reckless drivingwarning500.001,000.001,500.00
3Illegal parking (parking on restricted areas or parking on slot owned by another)warning500.001,000.001,500.00
4Obstructing entrances, exits, passages, stairwells and lobbieswarning100.00250.00500.00
5Tampering with Fire protection devices such as sprinkler, fire alarm and fire hose cabinetswarning5,000.0010,000.0015,000.00
+ lawsuit
6Burning of trash/garbage within the complexwarning750.001,000.001,500.00
7Destrruction of common area materials, equipment, signage and fixtures.warning1,000.001,500.002,000.00

1Colored under sheets, curtains and/or installed venetian blinds, awnings and window guards at the exterior portion of the unit. (only white color is allowed)warning100.00200.00300.00
2Clothesline or laundry at the visible part of the unitwarning100.00200.00300.00
3Placing of any objects (tables, doormats, slippers, shoes, shoe rack, umbrella racks etc.) outside entry doors of the unit and/or hallwayswarning100.00200.00300.00
4Posting of signage at the exterior part of the unit.warning100.00200.00300.00
5Bringing in and/or keeping Flammable, combustible or explosive materials, including LPGwarning5,000.0010,000.0015,000.00
6Installed awning, radio/television or any device at any part of the buildingwarning1,000.002,000.003,000.00

1Renovation without an approved work permitwarning1,000.00
+ work stoppage
+ work stoppage
+ work stoppage
2Failure to maintain the hallways' cleanliness & orderliness during constructionwarning250.00500.00750.00
+ work stoppage
3Loitering of construction workerswarning250.00500.001,000.00
+ work stoppage
4Gambling within the complexwarning500.001,000.002,000.00
+ work stoppage
5Non-conformance to the plans and specifications approved by the Condo. Corp.warning2,000.00
+ work stoppage
+ work stoppage
+ work stoppage

1Bringing in of pets and/or animals within the complexwarning1,000.002,000.003,000.00

Condominium Dues Payment Options
root - Wednesday, Jan 1, 2014, 12:00 AM
Condominium dues may be paid in cash or check at the property management office.


You can pay via bank transfer, direct deposit, or debit-credit:


Savings Account Number: 000-670-593-818

Savings Account Number: 0900-001087-588

Email a clear photo or scanned image of the validated bank transfer form, deposit slip, or debit-credit memo to the billing and collection department of your tower:

Demand a receipt for every payment made.

Payment received after due date will be reflected in the next statement of account.

A 2% penalty will be charged for late payments.

Due date is every 30th of the month.
Adjustment of Condominium Dues
magie - Tuesday, Dec 31, 2013, 12:00 AM


I, JOSELITO JOHN G. BLANDO of legal age, Filipino citizen, with address at the 15th Floor, Picadilly Star Building, 4th Avenue corner 27th Street, Bonifacio Global City, Taguig City, Metro Manila 1634, after having been duly sworn to in accordance with law, depose and state:

1. I am the duly appointed Corporate Secretary of GRASS RESIDENCES CONDOMINIUM CORPORATION, a corporation duly organized and existing under the laws of the Philippines.

2. At a special meeting of the Board of Directors of the Corporation held at its principal office on 20th December 2013 the following resolution was approved by the majority of the Board of Directors present:

(Adjustment of Condominium Dues)

WHEREAS, the rate of condominium dues was increased from Php60.00 to Php100.00/sq.m. effective August 2013 to December 2014 by the previous Board of Directors.

RESOLVED, as it is hereby resolved, that the majority of the members of the Board of Directors agreed to adjust the Condominium Dues based on the Operational and Capital Expenses (OpEx, CapEx) computation from Php100.00/sq.m. to Php70.00/sq.m. inclusive of VAT starting January 2014 billing until December 2014 or otherwise determined by the Board of Directors.

RESOLVED FURTHER, as it is hereby resolved, that the penalty of non-payment and late payments of Condominium Dues for every billing period shall be charged with two percent (2%) of the sum of the condominium dues and water consumption.

RESOLVED FINALLY, that the foregoing resolutions shall continue to be in full force and effect until a certified true copy of a resolution of the Board of Directors of the Corporation revoking the above declarations is executed.
HLURB Inspection of Tower 3 Deliverables
magie - Tuesday, Nov 26, 2013, 11:00 AM
root - Tuesday, Nov 12, 2013, 10:09 AM
We will elect a new set of GRCC board members on November 16. The current board is composed of SMDC employees.

You are eligible to vote if you have paid 100/sqm condo dues for the months of August, September, and October.

If you paid 60/sqm in support of our petition against the unjustified increase in condo dues, you can pay for the remaining 40/sqm under protest until November 13 for the sole purpose of voting.

SMDC will heavily influence the outcome of the elections if the 39% interest they hold (as reported by SosaJB) is accurate. They will most likely bloc vote for "palatable" candidates to ensure their continued control of GRCC.

Nevertheless, let us vote on Saturday and hope that unit owners who serve the best interests of Grass Residences as a whole will be elected to the GRCC board.
Halloween Trick or Treat 2013
root - Wednesday, Oct 30, 2013, 5:30 PM
2nd General Meeting
magie - Saturday, Sep 28, 2013, 4:00 PM
The following are from my personal notes during our September 28 general meeting:

1. Recap of Last Meeting
Major items were reviewed since 80% of the attendees were not present during the first general meeting at the east wing lobby last August 21:

Missing Swimming Pool in Front of Tower 3
- GRHA requested HLURB to inspect Grass Residences
- HLURB conducted an ocular inspection of Grass Residences
- GRHA officers visited HLURB office to expedite action
- HLURB wrote SMDC to respond to GRHA
- SMDC replied to HLURB
- GRHA received SMDC's reply to HLURB
- GRHA to challenge SMDC's reply to HLURB

Condominium Dues Increase
- Notice was posted (by CBRE) at bulletin board re: GRCC Board Resolution
- GRHA held a 3-day signature campaign against P60/sqm to P100/sqm condo dues increase
- GRHA wrote to HLURB, attached petition signed by ~700 unit owners
- GRHA officers met with Rhemus Maramba and requested for a meeting with SMDC
- GRHA met with GRCC/SMDC at MOA
- GRHA scrutinized and verified OPEX given by SMDC
- GRHA submitted counter reply to SMDC re: OPEX
- SMDC replied that the increase is reasonable
- HLURB replied that the condominium dues increase is not under their jurisdiction but SEC's
- GRHA to file a temporary restraining order against the condominium dues increase

OPEX figures submitted by GRCC/SMDC were enumerated side-by-side with figures from GRHA's investigation. GRCC/SMDC's computation is P78/sqm. GRHA found out that P60/sqm is more than enough since the actual expenses can be covered by P42/sqm.

2. Election Items
- Finalizing Five-Man COMELEC volunteers from unit owners
- Review of the Election Guidelines will be done by the COMELEC Committee on or before October 19
- COMELEC will coordinate with GRCC and hold pre-election meeting to educate all unit owners on the conduct (submission of proxy forms, nomination, objection) and rules of the elections
- SosaJB to post eligible voters list

3. Parking Issue
SMDC revived the "no pending parking slot, no parking" policy again last September 26. Unit owners were led to believe that the open parking spaces are common areas where residents and guests can park on a first-come-first-served basis. This premise is now being denied by SMDC. GRHA will form a committee that will take this issue up with SMDC and assert our rights over the Grass Residences common area.

4. Tower 3 Deliverables
GRHA will initiate a separate meeting with Tower 3 unit owners to discuss specific problems related to unit acceptance and moving in, and issues on furnishings, among other SMDC deliverables. It was proposed that "a separate committee" composed of directly affected unit owners be formed to address and coordinate these concerns.
Grass Residences Tariff Rates
root - Thursday, Sep 5, 2013, 9:05 PM
Tariff rates approved by the first GRCC board. Please coordinate with the admin for scheduling. They may refer you to third party service providers if in-house technicians are fully booked.

PLUMBINGGrease Trap Cleaning300.00
Replacement of Water Closet Fittings200.00
Replacement of Faucets200.00
Minor Declogging Works200.00
Replacement of Water Meter300.00
Replacement or Installation of Bidet, Angle Valve, etc.200.00
Pipes for Water Closet and Lavatory200.00
Application of Sealant200.00
Other Plumbing Works200.00
ELECTRICALTracing and Repair of Grounded Wires300.00
Installation of Telephone Extension200.00
Installation of Additional Lights and Outlets300.00
Replacement of Busted Lights100.00
Replacement of Defective Switches, Breakers, Plugs, etc.200.00
Other Electrical Works200.00
General Meeting
magie - Sunday, Aug 18, 2013, 2:10 PM


WHAT: General Meeting
WHEN, 21 August 2013, 1PM
WHERE: East Wing Lobby


1. HLURB-SMDC Missing pool Update
2. Condo Dues Increase - Breakdown of GRCC OPEX
3. GRCC Board Election Preparation
Condo Dues Increase Justification
magie - Friday, Aug 9, 2013, 12:59 AM

SMDC gave us a copy of the Grass Residences Operating Expense last August 2 when they finally agreed to meet with us at their office in SM MOA. See synopsis below.

Rhemus Maramba, SMDC Property Manager for Grass Residences handed the GRHA representatives a one-page OPEX budget (posted above) to justify the condominium dues increase from P60/sqm to P100/sqm.

Let us have a collective stand on every item listed here before we meet with either GRCC or SosaJB since we have the right to access details pertaining to these expenditures.

Hope to hear your thoughts on this later today, August 9, 2013 at the east wing lobby of Grass Residences.

Summary of the meeting:

August 2, 2013, Friday
MOA, Two E-com Building

Glinoga-Co, Renee Rose - GRCC President (SMDC employee)
Caagbay, Earl - SMDC
Spike - SMDC
Maramba, Rhemus - SMDC Project Manager at Grass

GRHA Representatives
Antonio, Magie
Apellanes, Alex
Bernardino, Teresita
Caballero, Angelica
Dascil, Rodel
Estevez, Ryan
Padilla, Emil

Rhemus arranged this meeting as requested by the GRHA core group last July 26. Rhemus provided us with a copy of the Grass Residences Condominium OPEX to justify the P100/sqm increase in our condominium dues.

GRCC/SMDC also stated that the reason for the increase is the 60% efficiency collection at Tower One. Glinoga-Co said that all unturned over units (both Towers 1 and 3) will be represented by SMDC in the upcoming Board election since SMDC is paying the condo dues (of the unturned-over units) in bulk.

GRHA proposed that the collection efficiency (60% efficiency as claimed by SMDC) be made efficient first before they impose an increase in Grass Residences condo dues. Glinoga-Co does not want to do a "shame campaign" against delinquent unit owners, hence the increase in condo dues. Although stated in the GRCC by-laws that they can do this, they suggested that we (GRHA) request the posting of delinquent homeowners from SosaJB and/or GRCC so that unit owners won't go after them.

Atty. Estevez has also informed them that we will stick to paying our condo dues at P60/sqm while this issue on the P100/sqm increase is still in question. Glinoga-Co warned that there might be penalties imposed by GRCC as a result but we were firm with our stand.

GRCC suggested that we form our Five-Member Election Committee so they can meet them to comment on the rules of the upcoming GRCC Board Election this November. We need 5 volunteer unit owners to form this committee. Volunteers who expressed interest are: Alex Apellanes, Rodel Dascil and Carlos Samson. We look forward to having Tower 3 unit owners on board too.
Request for Ocular Inspection of SMDC Deliverables
magie - Friday, Jul 26, 2013, 1:45 AM

The HLURB monitoring team composed of Ariston Romel Lariosa and Fina Panes arrived a day earlier than scheduled for the ocular inspection of SMDC's promised amenities and facilities. We received an SMS around 11:15am from HLURB saying that they were already at the lobby to meet with us. SMDC's representatives Michelle Vibar and Arturo Flores Jr. were with them. Present during the meeting were Yolanda Ong, Chit Bernardino, Engels Antonio and myself.

Initially, Engr. Lariosa told us that our letter of request was vague. He said that it did not mention the particular deliverables that we were complaining about. We asked him if he needed another letter of request to continue with the ocular inspection, but he said that he can make do with what we have already provided.

These are his replies to each of the points raised based on our letter:

1. Disappearance of the swimming pool
HLURB presented the Grass Residences site development plan submitted by SMDC last 2007. It clearly shows five swimming pools. The only alerations were the actual locations of the two kiddie pools which were originally planned to be set beside the infinity pool but are now situated beside the clubhouse. We questioned the missing pools and mentioned that these were stated in the Master Deed that each unit owner signed. He said that it is possible that SMDC may have submitted an "altered plan" hence the missing pools. We requested for the said document but Engr. Lariosa said that they probably left it at their office.

2. Free Parking
Engr. Lariosa said that if free parking is not stated in the Master Deed then SMDC is not obliged to deliver it. We mentioned that this was the promise of SMDC's sales agents when they were still selling/marketing our units to us. He said "mahirap pag verbal, walang panghahawakan".

3. Shower Area and dressing room near the pool
Again, he said that if it is not stated in the Master Deed, SMDC is not liable for non-delivery.

4. Turn over of commercial area slots
We mentioned that the commercial units at the parking building ground floors are still not available for lease/purchase by residential unit owners who are supposed to have right of first refusal. We pointed out that theses areas were being used by SMDC as stock rooms for the furnishings of Tower 3 units. He said that it is SMDC's discretion when and to whom they will make these commercial units available.

5. Clubhouse
He said that as long as SMDC is not yet fully done with the construction of all Grass Residences units, they are not obliged to turn the clubhouse over. While we cannot use the clubhouse for free, he said that there must at least be a special discount for unit owners for the use of the clubhouse facilities.

6. Bridgeway
Engr. Lariosa took pictures of the bridgeway. I pointed out the rusts on the steel stairs and the broken floor tiles. I mentioned that we were apprehensive about using the steel stairs for fear of possible collapse, but he said that it is still ok for use. He mentioned that SMDC will be the one to repair these defects since there are still un-turned-over units.

Within 5 days after the said ocular inspection, the HLURB monitoring team will submit their findings to their office and coordinate with SMDC. They will then schedule a conciliation meeting at the HLURB legal department between the complainants and the developer. Should there be no compromise after the said meeting, it is our discretion if we will elevate this case to a higher authority/governing body.


Since they were CC'd with the increase in condominium dues, we were advised to talk to HOA regarding that matter.

During the course of the inspection, both SMDC representatives were relatively quiet. They did not need to defend nor present SMDC's side.
Meeting With SosaJB
magie - Thursday, Jul 18, 2013, 2:00 AM
A meeting with Butch Batino, Interim Property Manager from SosaJB, was scheduled last July 11, 2013. Most of the core group members were not available, but we (Chit, Engels, Magie) decided to continue with the said meeting since the opportunity might not present itself as easily next time. We focused on issues that can be resolved by SosaJB, most of which were already discussed with CBRE but have not been acted upon up to this day. The meeting ran from 2PM to 5PM at the Admin Office.


1.1) Center span stairwell fluorescent lights. They are on 24/7 and we're spending around 500k on electricity per year for these lights alone. We have raised this issue with CBRE several months ago and were informed that they still need to rewire the circuits since these lights are connected to the emergency lights. SosaJB has already started the rewiring and will do manual turning on/off of the lights in the interim.

1.2) We pointed out that some garden lights, especially on the east wing near the pool area, have not been functioning for a few months now. When we passed by the pool last July 14, all of the lights were already lit.

1.3) Turning on of lights at the bridgeway and parking areas. It is already dark when we pass by around 6PM or during rainy weather, but the lights are still off. Most of the time, we don't see any roving security personnel in Parking Building A too. SosaJB noted this item. We suggested that savings from turning the center span lights off during the day be rechanneled to keeping the bridgeway and parking areas well-lit.


2.1) The green pools. Sore eyes and skin irritation were experienced by some people who used the pool but no reports were officially filed. Pool water was replaced 5 months ago and was just being chlorinated for maintenance since then. SosaJB has already started a bidding for pool maintenance. Mr. Batino said that the normal frequency of water replacement is only once a year and that the newly replaced water is "dirtier" since it is not yet treated. We contested this statement. He said that the pool water is up for sanitation test and that they will hear out the recommendation of the new third party pool maintainer. We also furnished SosaJB with a copy of our request letter to the Quezon City Health Office for sanitary inspection.

2.2) Maynilad or deep well? Some residents have questioned our source of water supply since some of them experienced having rusty water in their toilet bowls. Maynilad is our water provider. Some rust deposits or water discoloration might be caused by rusts on the mechanisms inside the water closet.

2.3) As a side note, Engr. Emil Doolittle of CBRE mentioned during our last meeting with him (June 29) that SMDC is footing the bill for water used by the existing pools. Maintenance materials like chlorine and muriatic acid however, are paid for by the condo dues of the unit owners. Again, we have requested for a breakdown of our association dues expenses but they said that this must be requested from GRCC/SMDC first.


3.1) Are all CCTVs functioning including those that are installed on every floor's hallway and stairwell? Yes, and they are being monitored in the security office.

3.2) Security guards on the bridgeway.

Weeks ago, they were always found leaving their post and chatting with the security guard of SM Mall. After being reprimanded by a unit owner, it seems that this was not repeated anymore.

Questioning of the passers by if they have a unit at Grass is not consistent. Some well dressed guests and those who tailgate Grass residents are often assumed as unit owners by the security guards. This is a security risk since the lobby guards sometime assume that people who have reached the condo building were already checked by either the guards from the main gate and/or the bridgeway.

3.3) Some visitors and guests can also pass by the main gate without any challenge. They just time their entry with the ingress and egress of vehicles while the gates are open. If only the biometrics security system that SMDC promised to deliver was fulfilled, this may not be an issue.

3.4) We also requested SosaJB to remind all personnel to observe common courtesy, pointing out the issue of some security guards just sitting on their makeshift chairs and not greeting or even looking at residents passing by.

3.5) We also asked if the security guards on lobby can wear barong-type uniforms for a more upscale look. Mr. Batino said that the new security provider is on a tight budget as of now. Some security personnel don't show up for work because they don't have transportation money due to delayed wage remittance by Mega Octagon.

These items have been noted. Mr. Batino also reminded us to avoid arguing with the security personnel since they carry guns. He said that it is better to just report any complaint regarding security to the property management office.


We brought up the following observations by some unit owners regarding the new maintenance personnel:

4.1) Sometimes they are seen in groups just chatting in a corner at the basement or at the clubhouse area and only one or two are seen doing their job. Hallways are not being cleaned at least twice a day as claimed by SMDC.

4.2) Observance of common courtesy must be stressed since some personnel and/or OJT will just give a cursory look and continue sending texts on their mobile phones when they meet residents in hallways.

4.3) Maintenance uniforms are sloppy and unfit for a condo. Most of the time they are seen wearing different white shirts and uniform pants. This issue was immediately noted and resolved by the ASAP head maintenance a day after he was informed.

4.4) We recommended that there be a point person at the lobby area, the elevators and carpark since these are the most high traffic and in demand places in terms of maintenance and cleanliness.

4.5) Although the pool attendants are not part of ASAP, we also recommended that they go back to wearing uniforms so as to easily identify them when needed.


5.1) The air-conditioning equipment at the west wing lobby has not been functioning for several weeks now.

5.2) The doorman at the west wing lobby does not greet nor assist unit owners that he doesn't know, especially those who are from the east wing units. He spends most of his time on duty chatting with security personnel, leaving the lobby door open. The east wing doorman, in contrast, is always helpful and does not discriminate residents.

5.3) The doors at the lobby are usually left open by the security guards, especially in the evenings when there are no more doormen on duty. This is true also with the doors near the elevators and first floor units. As a result, mosquitoes abound in the lobby area. Smoke from vehicles dropping off residents and visitors also enter the lobbies through these open doors. We requested SosaJB to remind security personnel to keep these doors closed, to be opened during ingress and egress only. We also requested that doors separating the lobbies and receptionists be kept closed by default to prevent non-residents from loitering in the hallways or sneaking past the receptionists into the elevators.

5.4) Lighting is very poor, since most of the lights are off most of the time. This is the grand lobby entrance. To maintain five-star quality, a well-lit lobby is a must. We suggested that savings from turning the center span lights off during the day be rechanneled to keeping the lobby and reception areas well-lit.


Elevator warranty and fixing of lights and walls are in their punch list.

Some wall tiles near the elevator on some floors are missing. Noted.

Posting of speed-limit inside the condo was suggested due to some instances of speeding taxi cabs and school buses grazing residents making their way up or down the ramps leading to the lobby doors.

Cleaning of clubhouse roof since it is an eye-sore, especially for units whose balcony view is facing the pool. SosaJB has already chosen a company to do the cleaning. We hope that the expense will not be taken from the condo dues since the clubhouse has not been turned over to the unit owners yet.

The water cascades near the clubhouse have not been operational for a few months now. Noted.

Jogging path available as of now is the path near Tower 3 since the path near Tower 2 is still under construction.

The basketball courts and rest rooms at Parking Building B are now usable. There is no upcoming tennis court inside Grass Residences.
Request for Sanitary Inspection of Swimming Pools
magie - Wednesday, Jul 10, 2013, 4:09 PM
Our swimming pools have become green and slimy, roughly six months after being drained, regrouted and refilled.

The Olympic size swimming pool remained green despite numerous chlorine treatments:

The west kiddie pool is still unusable due to Tower 2 construction. Dirt has accumulated in the stagnant water:

Here's a closer shot a couple of days later:

We requested CBRE and SosaJB to replace the water since the pools have become virtually unusable. Residents who took the chance of swimming in the green waters later complained about sore eyes, skin diseases and diarrhea. Both former and current property managers maintained that the water is clean and that swimming pools are normally drained only once every two years. "Mas madumi pa ang bagong palit na tubig" was a statement the we could not take. We decided to request for sanitary inspection with the help of unit owners connected to the Quezon City Health Department. Below is our request as drafted by Ryan Estevez:

07 July 2013

City Health Officer III
Quezon City Hall
Elliptical Road, Diliman, Quezon City 1101

Re: Request for Sanitary Inspection of Grass Residences Condominium Swimming Pools

Dear Dr. Inumerable,


For and in behalf of the Grass Residences Homeowners, we would like to request your good office to conduct a sanitary inspection of the swimming pools at Grass Residences Condominium, Brgy. Sto. Cristo, Quezon City. This request is due to some complaints of the residents allegedly acquiring some illnesses upon contact with the waters of the swimming pool besides the glaring fact that the waters in the pool are already green in color. As far as we can remember, the waters of the pools had not been replaced from the time it was last filled-up on the months before the summer season.

Again, this is our home and our hard-earned money, too. We cannot just seat on our side and see our children suffering from the illnesses that may be acquired from unsanitary swimming pools. From its appearance too, we cannot just dip into the pool to enjoy the amenities which were, for most of us, the very reason that convinced us to invest in this property. We just hope that your agency, which was tasked to implement the sanitary rules and regulations of this city, would extend its valuable service for the well-being of our residents.

Again, we would like to ask for your indulgence if you find this request too much to be acted upon. Thank you very much.

For and in behalf of the Grass Residences Homeowners,


cc: Sosa JB Property Management Corp.
Grass Residences-Tower I
Sto. Cristo, Quezon City

The President
Grass Residences Condominium Corporation
16F Two Ecom Center, Tower B
Bay Shore, Mall of Asia Complex
Pasay City
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