Muddy footprints regularly marked the uncarpeted corridors; a layer of dust occasionally coated the banisters; smudges were already evident on the newly painted walls and the lift in Block One was out of order for days after someone, perhaps moving furniture, exceeded the maximum weight and knocked the motor out of kilter.

Irate residents phoned the management agents regularly, questioning their competence and wondering at the wisdom of employing contract cleaners who were rarely on site and who, anyway, seemed indifferent to rising dust levels. The agents' explanation seemed plausible.

Every day, they pointed out, a procession of tradesmen . . .

plumbers, electricians, carpet "tters . . . tramped through the corridors. Until every new resident had their white goods installed and their hardwood "oors laid and the last man in muddy boots had left the building, carpeting the corridors and the stairs would be premature. For the same reason, they pointed out, routine cleaning hadn't yet been introduced.

Later, when the workmen had "nally left and the debris-strewn car park had been cleaned up and tarmacked, everyone was able to admire the new carpet . . . and acknowledge the agents' foresight.

The marked walls, though, proved an indelible legacy. Two years later, in 2005, before the last of the 12 blocks were even completed, we had to dip into the sinking fund to the tune of 5,000 to repaint the "rst part of the development.

The sinking fund is a percentage of the owners' annual budget . . . the management fees . . . set aside to cover non-routine expenditure.

"Something like repainting would amount to a huge cost for individual apartment owners if they had to fork out for it in a once off payment, " a spokesperson for the management agents says. Many developments have external paint as well, which would require repainting about every four years.

Likewise, your annual budget wouldn't factor in items like carpet replacement in the common areas, which might have to be done every seven to nine years.

The accountant who compiled last year's auditor's report for our management company advised us that a minimum of 10% of the annual budget should be lodged in the sinking fund to cover items of capital expenditure.

Last month in the Dail, Fine Gael environment spokesperson Fergus O'Dowd introduced a private member's bill on the management of apartment complexes, and criticised builders and management agents who make little or no provision for a sinking fund. Adequate provision should be made from day one, he said.

Many agents set the annual fee without any provision for refurbishments that become necessary every few years. This leaves residents with the choice of paying several thousand euro at once or living within a decaying environment. Neither is tolerable.