Philippines real estateManila Home Buyers and Sellers Guide

Best facilities on penthouse level at Fairways Tower

August 10, 2009

First Time Homebuyers Find Opportunity in Current Market

July 27, 2009

Looking for a one-stop-blog to help first time home buyers in the Philippines, I didn’t find any! Doing a bit of research, I found this site from Basta Pinoy with an article by Charles Covalesky, a Title insurance lawyer based in Florida, with info on helping you get your first home. Yes, it was written for the Florida [...]

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Five Things a Realtor Won't (Immediately) Tell You When Viewing Condos

July 24, 2009

Before viewing other condos in your Realtor’s shortlist, do bear in mind the following to have a productive trip: 1) Allocate at least 1.5 hours for viewing properties. It takes at least 20-30 minutes to inspect a condo. When scheduling a viewing, request to see a maximum of five, properly pre-qualifed condominiums during the first round. Why [...]

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3 Tips on Finding the Perfect Neighborhood

July 21, 2009

As lifted from Architerra, here are tips on finding a neighborhood that meets your needs: 1. Make a list of all of the amenities that are close by in the neighborhood you are considering as your new residence. Keep in mind what distances and routes to each of these places are acceptable and what are [...]

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5 Things To Consider When Buying Your First Home

July 18, 2009

Some sound advice from Point 2 Homes‘ information archive on buying your first home: With interest rates relatively stable and special rate discounts available to overseas-based Filipino workers (OFW), many renters are starting to think about purchasing a home of their own. While simple rental cost vs. mortgage cost comparisons can be very attractive, buying a [...]

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The 5 Things Brokers Won't Tell You About Choosing A Broker

July 17, 2009

Before buying your first home, you may wish to consider getting a licensed Broker. Why is that, if you’re so good with surfing the Net and looking at all this free information to help you evaluate and decide? A professional, experienced broker from the Philippine Association of Realtors Boards (PAREB) or the Real Estate Brokers Association of the Philippines (REBAP) can [...]

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One Serendra, Bonifacio Global City, Three Bedroom Unit for Sale

June 26, 2009

Live in this beautiful, three bedroom special unit for sale at One Serendra, Bonifacio Global City. The special feature of the unit is a specially constructed bay window,with floor-to-ceiling glass wall. The owner is rushing to sell. The living room area faces Market! Market! playground; on the left is a view of International School and the horizon of [...]

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Life and Style in Manila's Best Residences

September 30, 2008

Welcome to the launch of The Residences Manila. Our blog aims to give global viewers a visual tour of the choicest selections of Manila’s best-in-class residential condominiums and apartments, available for sale or rent.

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Next Entries →

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I’ve seen a lot of condominium facilities and amenities. But I definitely love the luxurious and definitely very private residential ammenities available at Fairways Towers. It’s a nice gem to cap an otherwise conservative-looking, almost boring facade of the functional but well-located condominium. Having the facilities at the penthouse level gives it a luxurious mien by default. The idea that no one else but invited guests and residents will get to use or see it unless they take the ride to the 30th+ floor makes it an ideal urban getway right after you come from a lightning-paced day at work, or coming home after living out of your suitcase for 4 weeks.

When you first step into Fairway Towers’ lobby, you’ll notice that it’s cool, bright, and quite compact. The ceiling is high, and you can immediately see the perimeter wall with the golf course peeping over it. You get an initial impression that there’s nothing remarkable about the building, except that fact that the lobby has a very quiet and empty vibe. I guess one can sense in the dynamic that there aren’t that many residents yet in the Fairways. But for someone like me, who has seen hundreds of condominiums in the line of broker’s duty, I was pleasantly surprised for the view of the facilities opening up into wide, inviting spaces while wind whips your hair. The comfy chairs and tables alongside the pool were filled with some teenagers, apparently international school kids on break, discussing anything and nothing under the pleasant sky.

The infinity pool is by no means olympic-sized, but it’s just right for residents who want to get away from the the cloister of their condo by springing into the pool, framed by the vast expanse of blue-and-white backdrop of clouds and sky. The gym on the penthouse level is well-equipped with treadmills, transport machines, and barbells good for a fair program of bodybuilding. The high-ceilinged ballroom and function rooms promise to hold capacity crowds of 150 or 200 people. You can just imagine in the evening that the top of the Fairways Towers glows from afar like a brilliant gem in the scepter. It definitely will hold its own beside the blue spaceship-like helipad of its neighbor, the Pacific Plaza Towers.

As I told my guest, it really feels like a ‘resort-in-the-sky’. The Fairways Towers units here are fairly priced, given its functional look, acceptable make and materials and location. The units’ layouts are also wider despite the usual 36 or 52 sqm footprint for studio- and 1-br units respectively. But getting units on the higher floors, one with a full view of the golf course, and topping it literally with the well-located facilities, you feel that you’re getting a more-than-fair deal at the Fairways. The condominium dues (it was 75 pesos/sqm. when I last asked) are also reasonable, compared to its more popular branded competitor.

As Fairways Towers sit at the left end of McKinley Road, just as you enter the Fort from Forbes Park area, residents will not be bothered by the seemingly endless construction din going on in the rest of this burgeoning satellite city. Just don’t expect Ayala-Land-style maintenance (which I think is the top-rated post-sale maintenance standard for the industry). But considering the rest of the values, this is a condominium project to consider if you want consider ready-to-occupy units in the Fort, for a more modest budget. What do you think?

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Looking for a one-stop-blog to help first time home buyers in the Philippines, I didn’t find any!

Doing a bit of research, I found this site from Basta Pinoy with an article by Charles Covalesky, a Title insurance lawyer based in Florida, with info on helping you get your first home. Yes, it was written for the Florida residential buyer market, but a lot of the advice offered can be applied here. There are a couple of points which the article cites, which are differently practiced here in the Philippines.

One, in terms of financing, there is NO PHILIPPINE BANK that will give you an approved loan equal to the house’s selling price. That means you must put in some equity, equal to at least 30% if the house is on re-sale. The only time I’ve seen this exception is when some customers would agree to an unscrupulous agent’s suggestion to pay off the appraiser. What the appraiser does is to raise the value rating of the house, consequently leading to a higher approved loan value. In many cases, it’s enough to cover the entire selling price. But it doesn’t reflect the real asset base of the Philippines. We in the Philippine Association of Realtors Boards (PAREB) discourage Realtors from bribing any official or network partner, as it sets a precedent of dishonesty and bad business advice.

Credit ratings for consumers are only visible to the Philippine banks, unlike in the States you can pay for the service for access to the information. Your bank officer will just tell you that you get a pass’ or ‘fail’ rating. Our loan approval system also relies on specific neighborhood information from referred friends or associates, in addition to a review of the objective details given by the borrower himself. That’s where the Realtor’s role is important as he acs as mediator between the borrower and the bank if he offers bank loans as a mortgage broker.

Lastly is that though there may be an economic recession round the world, in the Philippines most people I’ve talked to, sellers and buyers, say that it’s as if the country is much less affected than its Western counterparts. You may also attribute it to the smaller supply of good homes in your area of choice, which keeps buyers on their toes to look for the best house with the best deal. But my advice is to aim for a fair price or slightly lower than market price, and grab the good property if you find a house worth negotiating for. Don’t wait for the seller/owner to bring the selling price way down. Every seller, remember, thinks that his house is the best. He can be less objective about the pricing compared to the next seller. Good houses in any market sell quickly.

Looking for a one-stop-blog to help first time home buyers in the Philippines, I didn’t find any!

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Before viewing other condos in your Realtor’s shortlist, do bear in mind the following to have a productive trip:

1) Allocate at least 1.5 hours for viewing properties. It takes at least 20-30 minutes to inspect a condo. When scheduling a viewing, request to see a maximum of five, properly pre-qualifed condominiums during the first round. Why not more? By my experience, clients get more confused if they view so many units on the same day. They won’t remember what they’ve seen, or worse, they’ll fail to appreciate the good qualities of the properties due to the information overload.

2) Before entering the condo, ask the owner or tenant if you need to take off your footwear. There are some nationalities that mind your stepping into their abode in shoes or slippers. Others don’t. Be culturally sensitive.

3) Do not ask for the owner’s or tenants contact details. Realtors won’t come out with this request at all! But part of the ethics of viewing condos: please don’t request for the contact details of the owner in case you get to meet him in the viewing. And in case the owner voluntarily gives his card, accept it as part of courtesy–but surrender it to your broker immediately after the meeting. As many units shown to your are not necessarily the broker’s exclusive listing, keep the trust by dissipating any thoughts that you will contact the owner directly without your broker’s knowledge.

4) Check if the condominium property can still accomodate digital and internet lines–and if they’ll have enough allocation for you if you apply. Believe it or not, there are still some condominium projects in Makati and other areas that can no longer install a digital phone line nor DSL internet line. This is true of PLDT if you want to have broadband internet.

If they’ve reached a cap on PLDT, check with the administrator’s office which service providers do they accept. Not all condos can install Globe, Smart or Bayantel. Unless you’re willing to use a cellular landline (there have been mixed reviews about using the latest Globe Duo due to dropped calls), check out this capability early before plunking down your hard-earned money in that condo. It’s like a thread that’s waiting to unravel your entire condominium investment.

5) Check the electrical loading capacity of the unit. There are some condominium projects, especially the newer ones, whose electrical loading or breakers are underrated. Do check it out especially if you can accomodate at least the basic loads with no danger or need for re-wiring your unit. I’ve had a client do this for his Forbeswood Heights unit. Another client couldn’t even install an electrical range oven that’s more than 1000 watts due to this limitation.

Before viewing other condos in your Realtor’s shortlist, do bear in mind the following to have a productive trip:

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As lifted from Architerra, here are tips on finding a neighborhood that meets your needs:

1. Make a list of all of the amenities that are close by in the neighborhood you are considering as your new residence. Keep in mind what distances and routes to each of these places are acceptable and what are not.

2. Determine what the best features of the neighborhoods are. This is especially helpful if you are deciding between a few different neighborhoods.

Are there parks nearby?
Is it scenic and visually appealing?
Are there quiet areas, streets, culs de sac?
Are the people friendly in the neighborhood?
Is the neighborhood clean? Yards, streets, parks?
Are there nice trees and foliage?
Do the lots have large or small yards?
Are there walkways and are they easily accessible?
Is it a safe neighborhood?
What are the market values of the homes in the area?
Are there many houses for sale? How’s the vacancy rate in the condominium?

How ‘s the property management and maintenance?
How long ago was the community developed?
What is the average age of the people in the area?
Are there families with small children in the area?
What is the proximity to schools?
Are there community events or organizations?

A Glimpse of Manila’s Best Apartments and Residences

3. Walk around in the neighborhood. The best way to determine the cleanliness and friendliness of the neighborhood is to walk around in it and meet its residents. In the condominium, try to talk to the front lobby receptionist. Observe how guards and personnel treat residents. Determine the friendliness of the tenants by observing those who walk thru the lobby.

I personally like the following neighborhoods: Ayala Alabang Village, Bonifacio Global City, and Southbay Gardens in Paranaque. Do you know of a great condominium or village neighborhood you’d like to recommend? Let us know if you want us to feature it here on Residences Manila.

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As lifted from Architerra, here are tips on finding a neighborhood that meets your needs:

2. Determine what the best features of the neighborhoods are. This is especially helpful if you are deciding between a few different neighborhoods.

Are there parks nearby?
Is it scenic and visually appealing?
Are there quiet areas, streets, culs de sac?
Are the people friendly in the neighborhood?
Is the neighborhood clean? Yards, streets, parks?
Are there nice trees and foliage?
Do the lots have large or small yards?
Are there walkways and are they easily accessible?
Is it a safe neighborhood?
What are the market values of the homes in the area?
Are there many houses for sale? How’s the vacancy rate in the condominium?

How ‘s the property management and maintenance?
How long ago was the community developed?
What is the average age of the people in the area?
Are there families with small children in the area?
What is the proximity to schools?
Are there community events or organizations?

A Glimpse of Manila’s Best Apartments and Residences

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Some sound advice from Point 2 Homes‘ information archive on buying your first home:

With interest rates relatively stable and special rate discounts available to overseas-based Filipino workers (OFW), many renters are starting to think about purchasing a home of their own. While simple rental cost vs. mortgage cost comparisons can be very attractive, buying a home is a serious commitment, and there are many factors to consider:
1) How long you plan to live in the home.
Selling a home costs money. If you potentially may have to move in the short term, the value of your home may not have appreciated enough to cover the costs of buying and selling.

The length of time that it will take to cover those costs depends on various economic factors. Average appreciation tends to sit at around 5% per year. In this case, you should plan to stay in your home at least 3-4 years to cover buying and selling costs. The real estate market can be particularly volatile, however, and dramatic swings up and down are not uncommon.

2) How long the home will meet your needs.
What features do you require in a home to satisfy your lifestyle now? Five years from now? People tend to remain in homes longer than they initially intend, primarily due to the work and expense associated with moving. Therefore it is worth considering a home with room to grow. Could the basement be turned into a den and extra bedrooms? Could the attic be turned into a master suite? Having an idea of what you’ll need will help you find a home that will satisfy you for years to come.

3) Your financial health – your credit and home affordability.
Is now the right time financially for you to buy a home? Would you rate your financial picture as healthy? Is your credit good? While you can always find a lender to lend you money, people with poor credit tend to pay far more to borrow.

Some say that you should refrain from borrowing as much as you qualify for because it is wiser not to stretch your financial boundaries. The other school of thought says you should stretch to buy as much home as you can afford, because with regular pay raises and increased earning potential, the big payment today will seem like less of a payment tomorrow. It is, however, important to stay within your comfort zone. Purchasing a house involves many up-front and ongoing costs, and the stress of worrying about those costs often outweighs the satisfaction that may come from owning a slightly nicer home.
To determine how much home you can afford, talk to a lender or go online and use a home affordability calculator. Good calculators will give you a range of what you may qualify for. Then call a lender. While some may say that the “28/36″ rule applies, in today’s home mortgage market, lenders are making loans customized to a particular person’s situation.

The “28/36″ rule means that your monthly housing costs can’t exceed 28 percent of your income and your total debt load can’t exceed 36 percent of your total monthly income. Depending on your assets, credit history, job potential, and other factors, lenders can push the ratios up to 40-60% or higher. While we’re not advocating you purchase a home utilizing the higher ratios, it’s important for you to know your options.

4) Where the money for the transaction will come from.
Typically, homebuyers will need some money for a down payment and closing costs. However, with today’s broad range of loan options, having a lot of money saved for a down payment is not always necessary – if you can prove that you are a good financial risk for a lender. If your credit isn’t stellar but you have managed to save 10-20% for a down payment, you will still appear to be a very good financial risk to a lender. High-ratio mortgages can be a good option for those who haven’t managed to save a large chunk of money (who has?), but naturally, these have additional costs associated with them.

5) The ongoing costs of home ownership.
Maintenance, improvements, taxes, and insurance are all costs that are added to a monthly house payment. If you buy a condominium or townhouse, a monthly homeowner’s association or maintenance fee will be required. If these additional costs are a concern, you can make choices to lower or avoid these fees. Be sure to make your Realtor® and your lender aware of your desire to limit these costs.

If you are still unsure if you should buy a home after making these considerations, you may want to consult with an accountant or financial planner to help you assess how a home purchase fits into your overall financial goals.

Did you find this article helpful? Let us know!

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Some sound advice from Point 2 Homes‘ information archive on buying your first home:

Did you find this article helpful? Let us know!

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A professional, experienced broker from the Philippine Association of Realtors Boards (PAREB) or the Real Estate Brokers Association of the Philippines (REBAP) can help you evaluate not only price and features. More importantly he can give you community and insider information, consumer feedback, and allied services that you will not normally get from the usual agent or colorum practitioner! He can help you save serious money on taxes, documentation, or cut processing time by knowing and going thru the correct channels. But it would be good to know the following about your prospective broker, as brokers normally don’t volunteer this info unless asked upfront:

If the Broker’s license is updated. Real brokers will usually say they are licensed. That’s to distinguish them from colorum brokers or fly-by-night agents. But they won’t usually tell you how long they’ve been licensed, or if their license is updated. All licensed brokers are required to attend Continuing Education Seminars every so often to keep their knowledge about the market and practices current. So much as experience counts, it’s good to know that your broker has updated information. More importantly, it’s an indicator that he observes the letter of the law. However, if you choose to go with an agent, there are also some good ones out there. It’s just that their knowledge about documentation, nuances of negotiations, and market may be limited to the projects they sell as that’s what they’re focused on. If your home buying needs don’t fall under the project, then he may be hardpressed to offer something outside his territory and experience. They will also expect the seller to pay them the same fees as a broker, which may be an issue for some sellers–another thing that a broker will never tell you upfront.
If he’s a member in good standing with a duly-recognized Real Estate Assocation. Not too long ago, DTI required that all brokers be a member of a bonafide real estate association to help safeguard ethical and professional practice, in light of a number of colorum and unscrupulous practitioners. If your broker is a member, ask his real estate Board or association about his reputation in the group. You can check out the community bulletins, association websites or the phone directory for contact numbers. The PAREB-Muntinlupa Realtors Board (MUNREB), of which I’m a member of, publishes in the AAVA News in Ayala Alabang Village member brokers who are in good standing. There is an increasing number of professional, well-educated practitioners, so won’t you be relieved to know if you’ll be working with one? With the passage of the Philippine Real Estate Service Act (RESA) last June 29, 2009 association membership will be even be more strictly enforced now that brokers will be governed by the Professional Regulatory Commission (PRC). Heavy fines or license revocation further await unscrupulous real estate practitioners. Few buyers, and much less first time homebuyers know that they have remedy to bring their case to the association or PRC in case a broker commits a serious offense against them.
How many properties he has sold or rented out in your neighborhood of choice. It may be helpful to know that he’s recently spent sufficient time knowing the neighborhood, as a result of his transactions there. A good broker who has really worked the territory will be able to focus more on evaluating how the home fits your purchase needs relative to this neighborhood. Remember, you are not only buying a condo or house. You’re buying into a community. A conscientious broker will take it upon himself to act as consultant by giving you pre-qualified choices zeroed in on your lifestyle preferences. He doesn’t choose for you, of course, but he lays out best options for you. It will be wonderful if he can even anticipate your needs! That’s where he will save you time, money and energy as he won’t bring you to condos only because they fit your budget range.
Ask for customer or association references. Most buyers don’t ask this, and much less brokers don’t even think about giving customer testimonials! But if you will entrust your millions for the first time to a relative stranger, you may want to casually ask if he can literally name names–yes, of former clients, the president or an officer of their association who you can call. A confident, experienced broker will just be too happy to give you a satisfied client’s name and number.
Ask if he has bought or sold properties for himself. A pro broker wouldn’t mind sharing insights on buying and selling property as gained from first-hand experience. He can empathize with your own concerns as he’s been thru the process himself. He will be more understanding about the emotional and psychological nuances you are going thru as first time home buyer.

Did this information help? Let us know!

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'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: track_ext_links (1) Tracking external links enabled Start uga_get_option: prefix_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 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If the Broker’s license is updated. Real brokers will usually say they are licensed. That’s to distinguish them from colorum brokers or fly-by-night agents. But they won’t usually tell you how long they’ve been licensed, or if their license is updated. All licensed brokers are required to attend Continuing Education Seminars every so often to keep their knowledge about the market and practices current. So much as experience counts, it’s good to know that your broker has updated information. More importantly, it’s an indicator that he observes the letter of the law. However, if you choose to go with an agent, there are also some good ones out there. It’s just that their knowledge about documentation, nuances of negotiations, and market may be limited to the projects they sell as that’s what they’re focused on. If your home buying needs don’t fall under the project, then he may be hardpressed to offer something outside his territory and experience. They will also expect the seller to pay them the same fees as a broker, which may be an issue for some sellers–another thing that a broker will never tell you upfront.
If he’s a member in good standing with a duly-recognized Real Estate Assocation. Not too long ago, DTI required that all brokers be a member of a bonafide real estate association to help safeguard ethical and professional practice, in light of a number of colorum and unscrupulous practitioners. If your broker is a member, ask his real estate Board or association about his reputation in the group. You can check out the community bulletins, association websites or the phone directory for contact numbers. The PAREB-Muntinlupa Realtors Board (MUNREB), of which I’m a member of, publishes in the AAVA News in Ayala Alabang Village member brokers who are in good standing. There is an increasing number of professional, well-educated practitioners, so won’t you be relieved to know if you’ll be working with one? With the passage of the Philippine Real Estate Service Act (RESA) last June 29, 2009 association membership will be even be more strictly enforced now that brokers will be governed by the Professional Regulatory Commission (PRC). Heavy fines or license revocation further await unscrupulous real estate practitioners. Few buyers, and much less first time homebuyers know that they have remedy to bring their case to the association or PRC in case a broker commits a serious offense against them.
How many properties he has sold or rented out in your neighborhood of choice. It may be helpful to know that he’s recently spent sufficient time knowing the neighborhood, as a result of his transactions there. A good broker who has really worked the territory will be able to focus more on evaluating how the home fits your purchase needs relative to this neighborhood. Remember, you are not only buying a condo or house. You’re buying into a community. A conscientious broker will take it upon himself to act as consultant by giving you pre-qualified choices zeroed in on your lifestyle preferences. He doesn’t choose for you, of course, but he lays out best options for you. It will be wonderful if he can even anticipate your needs! That’s where he will save you time, money and energy as he won’t bring you to condos only because they fit your budget range.
Ask for customer or association references. Most buyers don’t ask this, and much less brokers don’t even think about giving customer testimonials! But if you will entrust your millions for the first time to a relative stranger, you may want to casually ask if he can literally name names–yes, of former clients, the president or an officer of their association who you can call. A confident, experienced broker will just be too happy to give you a satisfied client’s name and number.
Ask if he has bought or sold properties for himself. A pro broker wouldn’t mind sharing insights on buying and selling property as gained from first-hand experience. He can empathize with your own concerns as he’s been thru the process himself. He will be more understanding about the emotional and psychological nuances you are going thru as first time home buyer.

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One Serendra 3BR Special MHS (32)

Live in this beautiful, three bedroom special unit for sale at One Serendra, Bonifacio Global City. The special feature of the unit is a specially constructed bay window,with floor-to-ceiling glass wall. The owner is rushing to sell. The living room area faces Market! Market! playground; on the left is a view of International School and the horizon of Marikina; and on Master’s bedroom side, one has a view of the Orchard and playground; with wraparound balcony.

Specifications: Size: 211 sqm Bedrooms: 3 Toilet and bath: 3 With maid’s room, service area, 2 parking slots

Asking price: Php 26,500,000.00

Terms: Cash or bank financing

Contact: Residences Manila

One Serendra 3BR Special MHS (32)

Specifications: Size: 211 sqm Bedrooms: 3 Toilet and bath: 3 With maid’s room, service area, 2 parking slots

Asking price: Php 26,500,000.00

Terms: Cash or bank financing

Contact: Residences Manila

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Welcome to the launch of The Residences Manila. Our blog aims to give global viewers a visual tour of the choicest selections of Manila’s best-in-class residential condominiums and apartments, available for sale or rent.

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'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: ignore_users (1) Start uga_get_option: max_user_level uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: max_user_level (8) Tracking user with level 0 Ending uga_track_user: 1 Footer hook was executed Start uga_get_option: footer_hooked uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: footer_hooked (1) Start uga_get_option: debug uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: debug (1) -->

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