UGANDA, Kampala | Real Muloodi News | The Ovino Mall in Kisenyi, downtown Kampala, has become a focal point of contention as disputes between condo owners and developers escalate.
Built nearly 17 years ago by Tirupati Developments Uganda, the mall was intended to provide affordable and quality space for its owners.
However, the deteriorating condition of the mall has sparked a legal battle between the 150 co-owners of the 350 units and the developers.
The owners accuse Tirupati of mismanagement, alleging that the developers have been collecting monthly management fees without utilising the funds for their intended purpose.
Additionally, tensions have risen due to Tirupati’s appropriation of common areas for personal use and the unauthorised construction of a new floor on the roof of one of the blocks.
Following the Condominium Act of 2001, the owners demand that the developers relinquish control of the building to them for proper management.
The Act mandates the formation of a corporation of owners once a certain percentage of units are sold, followed by the election of a board to oversee the property.
Simon Waibale, chairman of the owners association, asserts that despite repeated requests, Tirupati has failed to convene a meeting of owners and hand over management responsibilities.
Simon Waibale claims that efforts to communicate with the developers through legal channels have been futile.
He further asserts that the construction of an additional floor without owner consent has further exacerbated tensions, with owners expressing concerns about the legality and structural integrity of the building.
Waibale says that lack of maintenance and renovations over the years has led to visible signs of decay, including cracks in walls, overgrown vegetation along sewer lines, and peeling paint.
The devaluation of the property has been a significant source of frustration for owners, who believe that proper management could have preserved its value.
Some owners cite valuations indicating minimal appreciation over the years, attributing this stagnation to neglect and mismanagement.
The dilapidated state of Ovino Mall has also affected occupancy rates, as prospective tenants are deterred by the poor condition of the property.
Despite efforts to attract renters, many units remain unoccupied, further exacerbating financial challenges for the owners.
In response to legal obstacles, the owners are in the process of registering themselves as the rightful owners of the property.
Once completed, they plan to assert their legal rights and pursue eviction proceedings against Tirupati if necessary.
The owners envision a future where they have full control over the property, enabling them to implement necessary renovations and improvements.
Proposed changes include facelifts, repainting, and enhanced signage to attract shoppers and renters alike.
Parking management is also a priority, with owners advocating for the proper utilisation of fees to address parking space shortages and improve overall accessibility.
Concerns about government intervention and foreign investor favouritism have prompted some owners to seek broader policy reforms to protect local investments and property rights.
For prospective condo buyers, understanding the laws, regulations, and financial obligations associated with condominium ownership is crucial.
Monthly service fees, maintenance costs, and administrative responsibilities should be carefully considered before making a purchase decision.
Despite the challenges faced by Ovino Mall owners, they remain determined to assert their rights and restore the property to its former glory.
With legal proceedings underway and plans for revitalisation in motion, the future of Ovino Mall hangs in the balance as stakeholders navigate complex legal and financial terrain.
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