JEWELRY TRADE CENTRE CONDOMINIUM JURISTIC PERSON REGULATIONS
Clause 1. The Name of these Regulations
These regulations shall be called “Jewelry Trade Center Condominium Juristic
Person Regulations,” and the legal entity of this condominium shall be called Jewelry Trade
Center Condominium Juristic Person
Clause 2. Some Definitions / Abbreviations
“Condominium” refers to the Jewelry Trade Center Condominium which is legally
registered under the condominium Act of B.E. 2522 (1977)
“Condominium Juristic Person” (CJP), refers to Jewelry Trade Center Condominium
“Board of Director” (BOD) refer to the directors supervising the management of the
condominium juristic person.
“Manager” refers to the manager of the CJP.
“Co-Owners” refers to persons who suites in the condominium
“Common Property,” refers to parts of the condominium that are not suites, land on
which the condominium is built, and land or other assets that are meant for the common
use/benefit of joint owners.
“Condominium Juristic Person Management Control Committee” (CJPMCC) is the
committee of directors assigned to oversee management of CJP.
Clause 3. The Office of the Condominium Juristic Person is located on 919 Silom
Road, Silom Sub-district, Bangrak District,Bangkok.
Clause 4. Rules and Regulations
These regulations are enforceable are enforceable as of the date of the registration of
the CJP. Any Changes and amendments to these regulations can be made by resolution of the
general meeting of co-owners under the jurisdiction of the Condominium Act, and will be
complete only after they have been registered with official authorities.
Clause 5. The Meaning Of CJP Regulations
The Jewelry Trade Center CJP Regulations shall include all and any future
Amendment made to this set of CJP Regulations covering announcement, order and
Codes of conduct as set forth by the CJP Manager, and announced as becoming part
of the regulations.
Clause 6. Enforcement of the CJP Regulations
These regulations are enforceable on all common and individual properties in
the condominium as outlined these regulations and as may exist in the future
Clause 7. Coverage of the Regulations
The CLP Regulations apply to all co-owners, creditors, mortgagees, tenants
creditors/collection officials, occupants, employees of the previously mentioned persons,
Any persons occupying suites, be it by renting, occupancy, or any other manner accept and
shall act within the CJP Regulations.
Clause 8. Cases the are not Stipulated in the Rules and Regulations
Occurring case that are not stipulated/covered in these regulations will be
referred to the condominium Act, and/or applicable governing body of law.
Clause 9. Authority and Duties of Co-owners
Co-owners and/or persons granted the use of suites may make use of suites
may make use of suites as per following guidelines.
9.1 Within the shopping plaza. Suite 919/1 may only be used of business and
9.2 Suites in the office section are 919/2-11, 191/111, 919/119, 919/220 – 919/558 ,
919/57 , 919/578 – 919/628 (total of 412 suites) may only be used as offices or
9.3 Suites in the residential section are 919/12 – 919/559 – 919/568 except for
919/19,919/111 and 919/119 (total of 215 suites) may only be used for
Clause 10. Objectives of the Condominium Juristic Person
Under the Jewelry Trade Center Condominium Juristic Person Regulations,
and the Condominium Act, the CJP exists to act, represent and sign in the name of all co-
owners of Jewelry Trade Center in its different proceedings related the following
(1) Management in the areas of security and other services.
(2) Management if maintenance, modifications and alterations to existing common
assets, and addition of new common property in the best interest of co-owners, or
as resolved in co-owner meetings.
(3) Enter into legally binding contracts in order to be able to operate according to the
Objectives of the CJP. In the best interest of all joint owners as resolved in co-
(4) To legally sue, defend, or take legal action concerning the activities of CJP, make
Compromises, and make rightful demands.
(5) Contact government agencies, the municipal offices or other offices, juristic
persons or other persons in compliance with the objective of the CJP.
(6) Make Collections from all co-owners of all expenses, capital ,and other cash
needed for settlement of payments. Manage on matters of bank deposits,
budgeting and interest earned from such funds.
(7) Carry any other business in accordance to the Objectives of the CJP and the
Private and Common Property
Clause 11. Private Properties
Private Properties refers to suites or buildings, or land or other assets
that are allocated to individual suite owners.
Clause 12. Common Properties
Common Properties to parts of the condominium that are not suites
or part of private properties
Clause 13. All co-owners have equal shared rights to common properties which
comprise of the following
(1) The land on which the building situated.
(2) Land which is for common use or benefit.
(3) Structures that are used for stability of and for prevention of damage to the
(4) The building or parts of the building and equipment used for common
(5) Tools and materials/equipment available for common benefit
(6) Space used for servicing the condominium.
(7) Other assets/properties available for the common benefit, both existing and
added in the future.
Attached at the end of this set of regulations is a list of all common property of
the CJP of the Jewelry Trade Center. This list is to be considered as part of these
Percentage of Co-owner Rights to Common Property
Clause 14. Percentage of individual Co-owner Rights to Common Property
The Percentage of individual co-owner right to common property is
defined in Attachment A of these rules regulations, and is part of these
Manager of the Condominium Juristic Person
Clause 15 Appointment of the Manager of the Condominium Juristic Person
These is allowance for the Condominium Juristic Person to have one
manager who may be ordinary person, or juristic person
In The Case where a juristic person is chosen to manage the
condominium, that juristic person must nominate an ordinary person to act as
manager on its behalf
The Manager of the Condominium Juristic Person must be appointed
via resolution of the General Meeting having received more half the votes from
all joint owners with voting rights. The title of the position shall named “CJP
Appointment of the manager as mandated in the previous paragraph
is not applicable at the beginning, when the condominium juristic person has first
been registered under the condominium Act. In this case, it is in within the
authority of the Jewelry Trade Center Board of Directors to make the initial
Clause 16 Authority and Duties of the CJP Manager
The CJP Manager has the authority and duty to oversee the overall
management of the CJP. With accordance to the resolution of the CJPMCC, and according to
resolutions of the General Meeting of mutual benefit to both the CJP and its co-owners, the
manager of the CJP has the following duties and authorities:
(1) Represent the CJP.
(2) Act in compliance to the objectives of the CJP, resolutions forwarded from
co-owner meetings, or resolutions from the CJPMCC, all of which must not
breach Thai laws and regulations stipulated in the Condominium Act.
(3) In Case of necessity and emergency, the CJP Manager has the authority to
take personal initiative in resolving the situation for the safety of the building
as any normal person would do when securing and managing their own
(4) Make sure that co-owners comply with the CJP Regulations, codes of
conduct, and resolutions of the General Meeting.
(5) Arrange for the Annual Budgetary Meeting of the co-owners, reporting on
the performance achievements at the General Meeting, and preparing the
budget and related documents to present to the meeting, including arranging
for extra-ordinary meetings of the co-owners as provided by these
(6) Arrange for meetings of the CJPMCC and present the report clarifying
queries, and/or deliver information and documents concerning the
management of the CJP that the Board of Directors may Request.
(7) Proceed in submitting all required legal documentation to the concerned
authorities, including the payment of related taxes.
(8) Create and maintain documentation of the CJP; maintenance of the CJP;
equipment, income and expense accounts; yearly budget; and present them to
the Board of Directors in due time.
(9) Look after, maintain, repair the building and premises, including all common
properties of the condominium.
(10) Sue, defend, or take legal action concerning the business of the CJP.
Compromise or submit disputes to arbitrators for consideration, appoint
lawyers and or such representatives as necessary with all of which must be in
compliance with the resolutions of the General Meeting.
(11) Consideration of appointment, employment, and remuneration of employees
the CJP staff with approval from the CJPMCC.
(12) the CJP Manager has the authority to hire advisors and determine their fees, a
which must be with approved by the CJPMCC
(13) Contract, purchase and search for necessary services in managing and
maintaining common property or for providing service to co-owner, all of
which have been approved or resolved by the Committee.
(14) Outline various rules and regulations the CJP, and for supervision of their use
in suites, Approval from the Committee in arranging meetings, create and
maintain registration files of all co-owners.
(15) Assist the Committee in arranging meetings, create and maintain registration
files of all co-owners.
(16) Assist persons who have been delegated responsibility through the general
meeting of co-owner, or to whom the committee has delegated the
responsibility to carry out specific assignments.
(17) Other duties as stipulated by the Condominium Act.
Clause 17 Office Term of the CJP Manager
The CJP Manager has an office term of 2 years. If, when the term comes due,
there has been no election for new CJP Manager, it will be understood that the CJP Manager
at the tine will remain in position until there is and election for a new CJP Manager.
The Office of the CJP Manager / Conditions outlined in the former paragraph
will not apply to the initial CJP Manager who will be appointed by the JTC Co.,Ltd. Directors
and who will remain office until there has been election for a new CJP Manager at the first
General Meeting of the Co-Owners.
CJP Managers whose term has ended may stand for re-election
Clause 18 Termination of CJP Manager Office Term
Termination of CJP Manager Office Term may occur in following situations:
(2) Facing bankruptcy charges
(3) Insanity, or being ruled by the courts as being disabled, or the same as being
(4) Imprisonment after final verdict, except in the case of minor offenses.
(5) Resignation through letter of resignation to the CJPMCC.
(6) Resolution of termination of office the General Meeting.
(7) The CJP Manager has been legally declared to be missing person, by
common and commercial law.
(8) Registration for dissolution of CJP, or withdrawal of registration according to
common and commercial laws.
Clause 19. Vacancy of CJP Manager Position before the Term is Ended
If the position of CJP Manager is vacant before the term has ended, the
CJPMCC must select one the directors to temporarily fill the position until there has been a
The Acting CJP Manager must call a General Meeting for the election of a
new CJP Manager within 30 (thirty) days of the vacancy.
The newly elected CJP Manager will assume office for the remaining term of
office of the former CJP Manager.
Clause 20. CJP Manager Remuneration
CJP Manager Remuneration will be determined by the CJPMCC with
approval at the Co-owners Meeting.
Clause 21. Liabilities
The CJP Manager will not be held liable for any damage occurring because
of the CJP management as resolved in Co-owners Meeting, or resolution from the CJPMCC
under CJP Rules and Regulationsมexcept in the case the CJP Manager is found guilty of
wrong-doing, improper behavior, intentional damage, or gross negligence.
The CJP Manager is not personally bounded to any contract he/she has
signed in representation the CJP as long as it is made within the limited authority as outlined
in the regulations.
The Condominium Juristic Person Management Control Committee
Clause 22. Appointment
In the first Ordinary Meeting held after the registration of the CJP, by
majority vote of co-owners at the meetingม group of no less than 5 but no more than 9 persons
shall be appointed to form a committee assigned to supervise the management of the CJP
The following persons have the right to be appointed as directors of the
(1) Co-owners and / or spouses.
(2) Righteous representatives, caretakers or protectors – in the case of co-owners
who are still minors, disabled persons or considered to be of such stature.
(3) The CJP Manager or other representatives of the JP in the case where the JP
is a joint owner.
Clause 23. Authority and Duties
The CJPMCC has the authority and duty to control the CJP Manager’s
management of the CJP, making sure it operates in accordance to the regulations, CJPMCC
resolutions, and resolutions of the joint owner meeting, as well as the following authorities:
(1) Propose the names of persons or juristic person for the appointment as manager
of the CJP
(2) Appoint the temporary CJP Manager.
(3) Consider and approve the appointment, hiring, and remuneration for staff
advisors and employees of the CJP in accordance to resolutions of the General
(4) Control, oversee, consider and approve policies and various regulations of the
CJP and make sure that they are not in breach to the Law and CJP Regulations.
(5) Consider and approve deposits, budgeting and interest on such money.
(6) Supervise the CJP Manager’s management of the CJP.
(7) Determine remuneration of the CJP Manager with approval/resolution from the
(8) Resolve to allow the CJP Manager to perform or proceed, one or the other ,as
well as allow the CJP Manager enter into legal dealings binding the CJP within
the regulations, or with accordance to resolutions or related laws.
(9) Call for General Meetings of the Co-owners as outlined in the rules and
regulations, or when there is necessity for gaining resolution from the Co-Owner
(10) Considering matter , request/complaints submitted by co-owners to the CJP
manager including disputes occurring in the condominium, and proposing them
to the General Meeting of the Co-Owners for consideration and resolution as
(11) Consider and rule on any action to private property as follows:
Affects, or may be damaging to: the structure, the condominium’s
stability, outer condition / appearance of the condominium, fire
prevention systems and damage prevention systems;
May be cause of damage to, or affect common property, the use of
common property, or they causes damage to the condominium;
After, add to, change common property;
Alterations , additions , changes to common property;
Act that are in breach of the CJP Regulations
All of which the CJPMCC may prohibit and/or stop.
(12) Supervise or proceed in accordance to resolutions of the co-owners, or as
stipulated in the regulations
(13) Consider and approve the use of funds of the CJP as stipulated in Clause 41.
(14) Consider, approve and determine the additional called up capital of the CJP
as stipulated in Clause 41,paragraph 3,
Authorize The Board of Directors of the JTC Co.,Ltd. To temporarily use the
authority of the CJP Board of Directors until there has been appointment of
CJP Board of Directors as per Clause 22.
Clause 24. Term of Office
The CJPMCC is dissolved at every Ordinary Annual General Meeting at
which new CJPMCC is appointed.
Outgoing members of the CJPMCC are eligible for re-election
Clause 25. Termination of Office of CJPMCC Directors
Termination of Office of CJPMCC Directors shall occur in the following
(2) Lack of traits as stipulated in item 22 points (1) – (3)
(3) Facing bankruptcy changes
(4) Insanity, or being ruled by the courts as being disabled, or same as being
(5) Resignation through letter of resignation to the CJPMCC
(6) Resolution of termination of office at the General Meeting.
(7) Imprisonment after final verdict, except in the case of minor offenses
(8) The Director is person considered by the common and commercial laws to be
Clause 26. Premature Vacancy of CJPMCC Director Position
When Vacancy of the position of Director of the CJPMCC occurs before the
term is ended, and number of committee members is reduced to less than required by
mandate, the CJPMCC shall call an Ordinary General Meeting for election on new directors
within 15 (fifteen) days of the date of vacancy.
The Newly elected CJPMCC Director will assume office for the remaining
term of office of the former CJPMCC Director.
Clause 27. Liabilities
Directors of the CJPMCC will not be held personally liable for any damage
occurring because of the CJP management decisions as resolved in the co-owners meeting or
resolutions form the CJPMCC under these CJP Rules and Regulations, Except in the case
where the CJPMCC Director is found guilty of wrong – doings, or gross negligence
Clause 28. Meetings
The Committee will decide on the day, time, and place of meetings of the
CJPMCC Notification of meeting and agenda must be made to all Directors no less than 7
(seven) days beforehand.
Clause 29. Meetings Procedure
Meeting of the CJPMCC shall be called at least once every two months, in
order for meeting to be convened , there must be no less half to total number of directors
present to constitute a quorum, Resolutions shall be reached by majority vote of the Directors
present . if the number of Directors at a meeting does not constitute a quorum, a new meeting
shall be called within 15 (fifteen) days.
Any One Director may call a meeting of Committee at any time. Notification
must be made to all Director at least 7 (Seven) days prior the date of the meeting, clearly
specifying the time, day, place , and agenda
Meetings shall proceed in following manner: A Chairperson and secretary for
the meetings shall be elected. At the first meeting, the CJPMCC shall elect one of the
Directions as Chairperson, and one of directors or manager as secretary. In the case that such
positions become vacant, the remaining Committee members shall select a member to fill the
position in the next meeting.
If, at a meeting, the Chairperson is more than 15 (fifteen) minutes late or in
unable to attend, the committee shall select one of the Directors as his/her replacement.
The Committee may be entitled to receive remuneration, and an allowance
(fee) as agreed at the Co-owners meeting
Clause 30. Meeting Resolutions
Resolutions shall be via concluded via a majority vote of Directors present at
the meeting unless otherwise stipulated in the regulations, or as resolved in the co-owners
Clause 31. Arrangement for Insurance
The CJP will arrange and maintain the following insurance policies:
(1) Third party liability insurance covering accidents to the body , loss of life , and
damage to property resulting from actions of the CJP, the CJPMCC, the CJP
Manager , Owners or occupants of suites/rooms, including officials, employees,
or representatives of such person who interact with the common property of the
(2) Fire insurance and other insurance policies (other types of insurance policies may
be procured with approval from the CJPMCC) covering (i) buildings which are
part of common property , private property and suites; (ii) tools, machinery ,
equipment and materials which are part of common property. Such insurance will
not cover the personal property of suites owner such as house wares, decorations
or additions/alterations to suites. Sufficient insurance is taken out to cover
damages. Incurred and return property to its former state, not including
depreciation. Insurance it for benefit of the CJP and suite owners or mortgagees.
The CJP shall be the sole beneficiary to whom compensation for damages shall
be paid, and shall be responsible for apportioning payments to the above named
parties as provided in the policy and CJP regulations.
Clause 32. Relinquishing the Right of Claim to the CJP
In the event of insurance claims, the CJP and co-owners agree not to make
separate claims on each other, or against the CJPMCC or CJP Manager, so long as damages
are covered by the insurance policies, even though the damages may have been caused from
negligence / oversight, or in the breach of any contract by above mentioned persons.
Clause 33. Insurance Policy Notification
All insurance policies contracted by the CJP must contain a clause stipulating
that the insurance company must notify the CJP, CJPMCC, co-owners or first mortgagees and
other persons related to the insurance that has been contracted.
Clause 34. Insurance Premium
Any insurance premium incurred the CJP and any other insurance that the
CJPMCC sees necessary shall be considered as an expenditure that is jointly incurred and a
separate expense from the common area maintenance fee as stipulated in Clause 40. and
Clause 41., and shall be averaged out among co-owners with respect to the co-owner’s to
common area as listed on attachment A.
Clause35. Insurance Compensation
The CJP Manager with approval of the CJPMCC shall use compensation
from insurance to restore. Repair property which has been damaged. Or make use of as
stipulated in these regulations.
Clause 36. Representative of Insurance Policy
The CJP Manager, with approval of the CJPMCC, shall assume the status of
representative of the persons named in the CJP insurance policies. Representation shall be for
Receipt of compensation for damages as listed in Clause 31.
Negotiate for compensation.
Use compensation to repair , restore damaged property, or
Allocate compensation to co-owners.
Negotiate compensation with the insured.
Clause 37. Authority and Duty of the Representative.
Unless otherwise stated in this section, The CJP Manager, with approval of
the CJPMCC, and acting on behalf of the CJP and its co-owners. Has the absolute authority to
bind the mentioned persons with respect to the various matters concerning of right as per
contract, cancellation or amendment to insurance policies, all of which shall be in the best
interest of co-owners, Copies of insurance policies are to be kept with the CJP Manager.
Clause 38. Yearly Review of Insurance Policies
The CJPMCC must review all insurance policies contracted by the CJP at
least once every 12 (twelve) months.
Capital and Expenditures of the CJP
Clause 39. CJP Expenditures
The Co-owners together must pay for costs incurred from central services,
tools and equipment available for mutual benefit. Co-owners together must also pay taxes,
maintenance costs, and costs involving common property. All this regulations, or as resolved
in the General Meeting of the Co-owners.
(1) Co-owners who have the right of ownership of “Offices” must pay no more
than 60 Bath per sqm.(sixty Bath) per month, calculated from the number of
square meters stated in the contract.
(2) Co-owners who have the right of ownership of “Residences” must pay no
more than 90 Bath per sqm. (Ninety Bath) permonth, calculated from the
number of square meters stated in the contract.
(3) Co-owners who have right of ownership of “Commercial Space” must pay no
more than 30 Bath per sqm. (thirty Bath) per month, calculated from the
number of square meters stated in the contract
The above fees must be paid to the CJP Manager who will arrange to notify the respective due
amounts on a monthly basis. Co-owners are strictly required to pay a 6 (six) month deposit
every half year by writing 6 separate pre-dated cheques to the order of the CJP to cover the
central service fees of the next 6 (six) months.
The CJPMCC or CJP Manager with the approval of the CJPMCC has the
authority to determine and /or change the method of storage, payment, collection including
increases in central service fees as may as may be necessary and in response to changes in
economy, but not above the previously mentioned limits.
Clause 40. Capital of the CJP
The Co-Owners shall together determine and pay-up the capital of the CJP to
be used as working capital to cover necessary expenses other than the costs stated in Clause
39. Paid-up capital shall also be used to initiate projects as required in the rules and
regulations, or as resolved at the General Meeting of the Co-owners (GMC) all of which shall
be in accordance with these regulations or GMC resolutions.
Each Co-owner must pay-up the capital of the CJP notwithstanding the
benefits received. Each Co-owner shall pay the following:
(1) Co- owners who have the right of ownership of “Offices” must 120 Bath (one
hundred and twenty Bath) per sqm., calculated from the number of square
meters stated in the contract.
(2) Co- owners who have the right of ownership of “Offices” must 180 Bath (one
hundred and eighty Bath) per sqm., calculated from the number of square
meters stated in the contract.
(3) Co- owners who have the right of ownership of “Offices” must 60 Bath (Sixty
Bath) per sqm., calculated from the number of square meters stated in the
After paid-up capital for the CJP has been expended such that there remain
30 Percent of the original amount that was collected, the CJP or CJPMCC has the authority to
call for an increase in paid-up capital for purposes stated in the first paragraph, the exact sum
of which shall be agreed on in the Board Meeting.
Co-owners must settle the above mentioned amount on the date of ownership
transfer by depositing the amount in the “Jewelry Trade Center Condominium Juristic
Person” bank account as determined by the Board of Directors, the expenditures of which
shall be in accordance with regulations and methods as agreed by the board of Directors.
Clause 41. Payment
Suite owner must pay the amounts as outlined in Clause 39 and 40 within 7
(seven) days from the date of notification / billing.
Clause 42. Failure to Pay On-time
Suite owners who fail to pay charges as outlined in Clause 39 and 40 when
due , will be charged a penalty fee for late payment at the rate agreed in the Committee
meeting , and/or as resolved in the General Meeting of the Co-owners. The late charges will
be calculated from the date payment was due until the date of settlement. The CJP Manager,
with approval from the CJPMCC, has the authority to proceed as deemed appropriate.
Management of Common Property
Clause 43. Management of Common Property
The CJP Manager is the representative of the CJP with responsibility for the
management of common property including the formulation of rules and regulations as a
guide to Co-owner, all of which mast be approved by the BOD, as allowed for within these
regulations, and in accordance with Co-owner resolutions, and governing laws.
Personal and Common Property Usage
Clause 44. Usage of personal and Common Property
In the management and usage of suites, Suite owners, occupants, and any
other persons given the right to use of the suites, (including staff), must strictly adhere to the
(1) Suite owners or other users of suites must use the suites in accordance with
the details listed below:
- In the commercial area, suites may only be used for business and commercial
- In the office area, suites may only be used as office or for business purposes.
- In the residential area, suites may only be used as residences.
(2) Co-owners or persons using suites users must maintain the suites users must
not do anything that may be dangerous, of threat to the condominium’s
security, or which cause inconvenience to others, are inconsiderate of others,
and generally unacceptable to other Co-owners.
(3) No Pet are allowed in the suites, common property and inside the
(4) Noise must be kept within a tolerable level and not be of disturbance to other
suites and common areas.
(5) The re-location of alarms, fire prevention systems and other existing systems
belonging to common property is prohibited unless deemed necessary and
approved by the Manager.
(6) Personal property may not be placed on common areas.
(7) Boring holes, chipping, or alterations to the ceiling and separation walls that
are adjacent to other suites, balconies, and corridors is prohibited.
(8) It is prohibited to post signs, advertisements on walls, or on balconies
(9) Storage of heavy equipment and machinery, explosives, or volatile
substances in suites is prohibited
(10) Co-owners or occupants who wish to make alterations/additions to a suite
must submit a plan and details to the Manager for approval and authorization.
The Manager will only give authorization if proposed alterations/additions
are deemed as not affecting the structure, fire prevention systems and other
utilities systems; not changing the outer appearance of the condominium, or
in violation of any of the CJP Regulations. Prior to, or during the evaluation
as mentioned, the co-owner or occupant must pay a deposit of 50,000 Baht(
fifty thousand) to the CJP and act in accordance with other rules and
regulations or announcements made by the CJP.
(11) Placement of construction equipment in the common area is not allowed.
(12) Disposal of construction/decoration left-over materials through the waste
disposal shaft is strictly prohibited.
(13) Co-owners or occupants are obliged to allow CJP staff and/or technicians to
examine and make alterations in the case that the common area and/or other
suites have been affected /damaged.
(14) Co-owners or occupants will be held responsible for any damage incurred to
common property, or to adjacent suites both beside and above/below
resulting, including the necessary re-location of alarm systems, utilities
systems, security system etc….
(15) Making of meals in the bringing in the suites of illegal property for wrongful
deployment, or property procured though illegal acts is prohibited.
(16) Possession or the bringing in the suites if illegal property, proper for
wrongful deployment. Or property procured through illegal acts is prohibited.
(17) The BOD or General Meeting of the Co-owners via the CTJ Manager have
the authority to cut-off all utilities, withhold deposit money, request for
compensation, stop business, order the tearing down/dismantling, and make
alterations such that property is restored to its former status, all of which will
be at the cost of co-owners or occupants who are in violation of the above
(18) Co-owners who wish to transfer the title of ownership to other persons must
first apply for a letter certifying that all dues have been settled sighed by the
CJP Manager , and also submit the name and address/contract address of the
transferee to the CJP Manager at least 7 (seven) days in advance. The new Co-
owner/transferee must act strictly in accordance with the CJP Regulations.
(19) The Manager, with approval of the CJPMCC or approval given by the
General Meeting. Has the authority to add rules and regulations as seen
appropriate, by posting and announcing them.
(20) Co-owners will use common property calmly not causing uncleanliness,
inconvenience, irritation, obstruction, disturbance, or in abuse of the CJP’s
and other co-owners right to make use of common property.
(21) The addition/ connection of water meters, electricity meter, water piping,
drainage electrical wiring. Telephone wiring and other personal properties, to
suites from common property is within the right of the CJP alone. Any such
additions/connections will be made at the expense of the Co-owners. Co-
owners have no right to proceed without permission.
(22) The CJP reserves the right to proceed to install, connect, or cancel utilities
services and/or other central services to suites.
(23) Suite owners will not bore, demolish or alter common property in any way
Clause 45. Additions and decorations
The following additions and decorations are to be considered as changes to
the outer appearance of the building, which Co-owners or occupants may not undertake
without the prior consent of the General Meeting of the Co-owners.
(1) Changing the material or color of suite doors and windows
(2) Changing the materials or color of suite outer walls facing corridors, or
(3) Installing doors and windows in corridor walls.
(4) Installing television antennas, poles, wiring or satellite dishes on the exterior
walls of suites.
(5) Alterations of/additions to suite balconies.
Clause 46. Responsibilities
The use of personal and common property must be in accordance with the
CJP Regulations, and the Condominium Act. If such use is the cause of damage/injury to
others, the suite owner responsible for such damage/injury must proceed to correct/make
amends such that the property is restored to its former state, or give compensation, within the
time frame set by the CJP Manager. If the property is not restored within the stipulated
period, the CJP Manager has the right
To take necessary measures to ascertain that property is restored to its former state, and/or
pay compensation to persons to which damage/injury has been made, all costs of which will
be charged to the suite owner who is responsible for the damage/injury.
Cause 47. Management of Common Property Requiring Prior Permission from the
generation Meeting of the Co-owner (GMC)
Permission from the GMC must be granted in the following cases:
(1) Making changes and alterations that affect common property or the outer
appearance of the building
(2) The purchase of fixed assets or donation of fixed assets that will impose a
cost burden to common property.
(3) Making additions and amendments to rules and regulations governing the use
or management of common property
(4) Construction work that represents an alteration, addition, or change to
common property other than provided for in the regulations or GMC
(5) The sale of any common property which are regarded as fixed assets
Partial or Total Damage to the Condominium
Clause 48. Damage to the Condominium
In the event of damage to the condominium, the following
procedures should be taken:
(1) In the case total or partial(more than half) damage to the total number of
suites, if the Co-owner resolve(thought majority vote of the total Co-owner
votes) to make the necessary repairs, the CJP will proceed to arrange for the
re-construction/repair in order to restore the building to its former state.
(2) In the case of partial damaged(less than half of the total number of suites), if
the majority of the affected Co-owners resolve to make the necessary repairs,
the CJP will proceed to arrange for the re-construction/repair in order to
restore the damaged areas to their former state.
(3) The compensation from insurance shall be used to re-construct or repair
damaged areas. Compensation will be used to re-construct or repair common
property first. If compensation does not fully cover such coasts, capital as
referred to in Clause 41 may be used. If both compensation from insurance
and capital as referred to in Clause 41 are not enough to cover re-construction
or remainder of the costs will be averaged out to co-owners according to the
proportion of their right to common property. Re-construction or repair costs
to personal property will be born by their respective suite owners.
(4) Suites that have been re-constructed are to be considered as replacements for
the original suited and the original title deed will prevail. If details on the
original title deed differ from those of the re-constructed unit, the CJP will
arrange for the authorized officials to make the necessary changes.
(5) If there is a resolution not to re-construction or repair the damaged, Co-
owners whose personal property has been damaged will lose their right to
common property. In the case that the CJP uses insurance compensation to
pay Co-owners who no longer have the right to common property, and the
amount is insufficient, remaining Co-owners will share the remaining costs
according to the property of their right to common property.
The title deeds of suite owners who do not want to re-construct or repair
damage shall be considered void once they receive compensation for
common property from the Co-owners. Such persons must return the title
deed to the respective officials within 30(thirty) days of the dates such
compensation was received.
(6) For the benefit and well-being of tenants, and mutual benefit to all parties, all
Co-owners agree to waive their right to sue each other and to use the CJP for
damages that may have occurred. Written signed agreement not to sue, as
mentioned above, shall be submitted before or at the date of ownership
transfer of the suites.
Expropriation of the Condominium
Clause.49 Expropriation of the condominium
In the event of partial expropriation of the condominium under the
Thai law on Expropriation of Fixed Assets, affected Co-owners will lose their right to
remaining common property. Co-owners who have not been affected must compensate the
value of common property (in proportion to their rights to common property) to Co-owners
who have been affected, without canceling the right of Co-owners to resolve to terminate the
In the event of total expropriation, the condominium shall be
Clause 50. Meeting
The CJP Manager or CJPMCC shall be arrange for the following
meetings of all Co-owners:
(1) The First General Meeting shall be held within 6(six) months after the date of
the registration of the CJP, Ordinary General Meetings of the Co-owners
(OGMC) will be held on a yearly basis thereafter. General meetings other
than the OGMC shall be called ”Extraordinary General Meeting of the Co-
owners”. Advance notice of at least 7(seven) days along with the agenda,
date, time and venue shall be given when meeting are called.
(2) Extraordinary meetings shall be called by the CJP Manager or CJPMCC in
the following cases:
(a) When no less than one fifth of all the Co-owner with
voting rights sign a petition requesting an extraordinary
meeting, clearly stating its objective.
(b) When the position of CJP Manager becomes vacant before
the term has expired, and the temporary CJP Manager calls
for a meeting.
(c) When the CJP Manager or the CJPMCC deem it
In the event of (a), The CJP Manager or CJPMCC shall immediately call for a meeting.
If they fail to do so, the petitioning co-owners may themselves call for a meeting.
Only business that is stated in the petition may be discussed at the Extraordinary
Meeting of the Co-owners.
Clause 51 Meeting Procedures
A minimum of two theirs of the votes must be present for there to be
Clause 52 Chairperson of the Meeting
One of the Co-owners shall be elected as Chairperson for the
particular meeting, and proceed with the meeting according to the agenda.
Clause 53 Postponement of a Meeting
If there are not enough votes present (whether Co-owners or by
proxy) at any general meeting, the CJP Manager shall postpone the meeting, and call for it to
be held again within 15 (fifteen) days of the initial meeting. At the next meeting, whether or
not there is a quorum, the meeting shall proceed, and only matters as set in the initial agenda
shall be discussed.
Clause 54 Resolutions of the General Meeting
(1) Resolutions may only be concluded by a majority votes of the Co-
owners present at the meeting.
(2) The following resolution will require more than half of the total votes
of the Co-owners in order to be passed :
(a) Granting of permission for any one of the co-owners (at
his/her sole cost) to proceed with constructions,
additions/alterations that will affect common property, or
the exterior appearance of the building.
(b) Appointment, or removal of the CJP Manager
(c) Determining activities/business which the CJP Manager is
empowered to delegate to others to carry out on his/her
(d) Construction or repairing damaged(total or partial, but
more than half of the total number of suites) to the
If the Co-owners present at the meeting represent less than a simple majority
of the total votes, the meeting shall be postponed, and a new general meeting
shall be called within 15(fifteen) days of the date of the initial meeting.
Resolutions at the new meeting will require a majority of the votes present at
the meeting in order to be passed.
(3) The following resolutions will require no less than three-quarters of the
total votes of the Co-owners in order to be passed :
(a) Amendment of the CJP expenditure rations, CJP capital,
and insurance according to the CJP Regulations
(b) The purchase or acceptance as gifts of immovable assets
that pose an encumbrance to common property
(c) Amendment or addition to the CJP Regulations with
respect to the use or management of common property
(d) Construction, alteration/additions, or changes to common
property other than specified herein
(e) The sale/disposal of immovable property
Clause 55. Co-owner Voting
Each Co-owner shall have a number of votes equal to the ratio of his/her
ownership over common assets. If a single Co-owner holds more than half of the total Co-
owner votes, the voting rights of such Co-owner shall be reduced to be equal to the aggregate
votes of remaining Co-owners.
Clause 56. Delegation of Authority to Vote (Proxy) and Right to Vote
Any Co-owner who has not fully settled dues as specified in these
Regulations will be denied the right to vote.
A Proxy may be nominated via written letter to be submitted to the
Chairperson before or at the start of the particular meeting only. The letter delegating such
power must contain the following details:
(2) Signature of Co-owner delegating authority
(3) Number of votes Co-owner
(4) Name of proxy voter
(5) stipulation of the appointment of the proxy voter for the meeting, or for the
desired period of time.
A single proxy voter may not receive authority to represent more than 3 Co-owners at
The CJP Manager and his/her spouse may not be the chairperson of the meeting. Or
act as proxy voter.
Termination of the Condominium
Clause 57 Causes for Termination
The registered CJP may be terminated upon the occurrence of any one of the
(1) The Co-owner unanimously resolve to dissolve the condominium.
(2) Total Damage to the condominium which the Co-owners resolve not to re-
(3) Total Expropriation in accordance with the laws governing the expropriation
of immovable properties.
Clause 58 Liquidation
In the case of CJP dissolution as per clause 57, the Co-owners shall appoint a
liquidator to settle the accounts within 14 (fourteen) days after dissolution.
Clause 59 Authority of the Liquidator
Liquidators are authorized to dispose of/sell immovable common properties,
except when otherwise resolved at the Co-owners meeting
Clause 60 Enforcement of Other Laws Upon the CJP
Articles under the Civil and Commercial Codes Clause 22 – Partnership and
Company Act, Section 5 – Providing for the liquidation of registered partnerships, limited
companies shall be enforced for the liquidation of the CJP if the case should arise
Clause 61. Liquidation Procedures
After all accounts have been settled, any remaining assets will be divided
among Co-owners with respect to the ratio of his/her ownership over common assets.
Amendment of CJP Regulations
Clause 62 Amendment to CJP Regulations
Any Amendments to these Regulations may be effected by a majority vote at
the Co-owners meeting, with exception of the CJP expenditure ratios, CJP capital, insurance
according to the regulations, and amendment/additions concerning the use or management of
common property. For which a minimum of three-quarters of the total number of Co-owner
votes as stipulated in clause 54.3 is required.
Clause 63 Expenditures for Maintaining Common Property
The Jewelry Realty Company Limited (JRCL) shall be responsible for
expenditures for maintenance of common properties such as expenses incurred in the hiring of
the CJP Manager, staff, and CJP employees, including security personnel, hygiene, central
water costs, central telephone costs via the phone center, as really incurred for the first 3
(three) months after the date of registration of the CJP. The JRCL may extend the duration of
expense burden of the CJP by written notification to the CJP.
LIST OF COMMON PROPERTIES
THE JEWELRY TRADE CENTER CONDOMINIUM JURISTIC PERSON
The following properties shall be considered as belonging to the JTC CJP
which has its registered address at no.919 Silom , Bangrak , Bangkok
(1) The land on which the condominium stands, totaling 8 rai 2 Gnan and 70 Talangwa,
with land deed details as follows:
1.1 Land deed no.: 488 Land no.: 74 Survey page 358 sub-district : Silom (Sathorn),
District: Bangrak, Bangkok, Land area : 5 rai,3 Gran, 5/10 Talangwa
1.2 Land deed no.: 493and no.: 6Survey page 151 sub-district : Silom (Sathorn),
District: Bangrak, Bangkok, Land area :24 Talangwa
1.3 Land deed no.: 494 Land no.:573 Survey page 152 sub-district : Silom (Sathorn),
District: Bangrak, Bangkok, Land area : 20 Talangwa
1.4 Land deed no.:41550Land no.:648 Survey page 358 sub-district : Silom
(Sathorn), District: Bangrak, Bangkok, Land area :2 Gnan,48 8/10 Talangwa
1.5 Land deed no.:41551Land no.:649 Survey page 358 sub-district : Silom
(Sathorn), District: Bangrak, Bangkok, Land area : 1 Gnan, 31 3/10 Talangwa
1.6 Land deed no.:41554Land no.:652 Survey page 358 sub-district : Silom
(Sathorn), District: Bangrak, Bangkok, Land area : 68 Talangwa
1.7 Land deed no.:41562Land no.:660 Survey page 358 sub-district : Silom
(Sathorn), District: Bangrak, Bangkok, Land area :45 Talangwa
1.8 Land deed no.:41563Land no.:661 Survey page 358 sub-district : Silom
(Sathorn), District: Bangrak, Bangkok, Land area : 56Talangwa
1.9 Land deed no.:41564Land no.:396 Survey page 358 sub-district : Silom
(Sathorn), District: Bangrak, Bangkok, Land area : 2 Gnan,40Talangwa
1.10 Land deed no.:41565Land no.:397 Survey page 358 sub-district : Silom
(Sathorn), District: Bangrak, Bangkok, Land area : 42 5/10 Talangwa
1.11 Land deed no.:41566Land no.:398 Survey page5362 sub-district : Silom
(Sathorn), District: Bangrak, Bangkok, Land area : 79 Talangwa
(2) Support structures and construction built for the stability and prevention of
damages to the building such as the piling, base, pillars, beams , floors, walls,
and steel-reinforced stairways.
(3) Water supply system
(4) Electrical system, electricity conducting equipment
(5) Ventilation system.
(6) Fire extinguishing system, equipment, and fire alarm system.
(7) Telephone and television aerial system.
(8) Closed circuit television system.
(9) Sanitary systems including water drainage/flushing piping and waste water
(10) Various utility systems available for mutual usage
(11) Fire escapes, Fire escape stairs member, helicopter landing pad(on the roof)
(12) Other common properties as separately listed below:
Floor Description Remark
B3 Underground water tank, Water pumping room ,
pavement and road.
B2 Passenger elevator no 11,12,19 and 20
Pavement and roads, central car parking, walk ways,
waste room and storage room.
1 male common restroom, 1 women’s common
Office of the CJP, and security control room.
B1 Paved roads, and pavement in front of the north tower
G Passenger elevators no. 27 – 30.
Surrounding areas outside the building paved roads,
car parking no 99 – 109, entrance , small outside
1 male common restroom. 1 women’s common
6 Passenger elevators no. 13 – 26 , (14 sets)
North Tower Corridors, escalators no. 29,30
7 Electricity machine room, ventilation room,
North Tower emergency Electricity generator room and security
systems control room. 1 male common restroom, 1
women’s common restroom, corridors
11 Common Walkways
South Tower 1 male common restroom, 1 women’s common
restroom , and
North Tower 1 male common restroom, 1 women’s common
1 male restroom, 1 women’s restroom, 1 dish washing
18 Elevator machine room.
North Tower Corridors.
1 male common restroom, 1women’s common
1 male restroom, 1 women’s restroom, 1 dish washing
North Tower 1 male common restroom, 1 women’s common
1 male restroom, 1 women’s restroom, 1 dish washing
34 Elevator machine room.
North Tower Electricity machine room, ventilation machine room,
1 male rest room, 1 women’s restroom.
North Tower 1 male common restroom, 1 women’s common
1 male restroom, 1 women’s restroom, 1 dish washing
North Tower 1 male common restroom, 1 women’s common
restroom, and 1 dish washing room.
North Tower 1 male common restroom, a women’s common
56 Elevator machine room.
North Tower Two sets of staircases leading to the roof top.
Ventilation Machine room, air pressure fan room.