17920 bcs community lifestyle jun 2013 lifestyle_au… · the thing that caught my eye when looking...

SPOTLIGHT ON SMART BLOCKS

TRANSFORMING THAT DIRTY POOL

STYLE SECTION BIG SPACE, SMALL SPACE

TUNE IN, DON’T DROP OUT

FEATURE STORIESALL 8 STARS SHINING FOR THE BLOCK

STEPS TO MEDIATION

STRATA MANAGER FOR A DAY

SPRING 2013

Community Lifestyle Magazine Spring 2013 2

IN THIS ISSUECEO Welcome 03

FeaturesAll 8 stars shining for The Block 04

Steps to mediation 06

Strata manager for a day 12

National NewsDodgy tenants: How to spot and avoid them 08

Tune in, don’t drop out 09

Smart blocks: Developing an energy reduction plan 10

Spotlight on smart blocks 11

Maintenance before the summer storm season 14

Spring cleaning easy tips 15

Transforming that dirty pool 16

Banishing pests 17

Lifestyle NewsBig space, small space 18

Recipe: Spring berry crumble 19

Publisher

PICA Group, Level 27

66-68 Goulburn Street, Sydney NSW 2000

Editor

Kris Padukone 02 8216 0482

Contributing Editor

Jennifer Ross 02 8078 6925

Artwork

PDQ Design 02 9956 6660

Advertising enquiries

[email protected]

Feedback and suggestions

[email protected]

The information provided in this magazine is a general guide only and not intended as a substitute for legal advice. The company disclaims all responsibility and all liability for any expenses, losses, damages and costs which might be incurred as a result of the information provided by the company in these articles.

All 8 Stars shining for The Block 04

Steps to mediation

06

Tune in, don’t drop out

09

Big space, small space

18

Banishing pests

17

Spring 2013 Community Lifestyle Magazine 3

INTRODUCTION

The thing that caught my eye when looking over the stories for this Spring 2013 edition of Community Lifestyle Magazine was the explanation of how the practice of spring cleaning came about. It comes from the ages old practice of opening the house during warmer weather in places like Europe and the United Kingdom to let the air through and clear out the old stale, wood smoked air that had accumulated over winter.

I thought what a great practice and sentiment to open up the house in Spring. No doubt it’s also the origin of some of those phrases such as “blowing the cobwebs away” or “a breath of fresh air”. So in this edition we want to help you spring clean your house, your pool and how to resolve conflicts with difficult people through mediation.

If you’re an investor then we have a story just for you on dealing with or avoiding altogether those dodgy tenants. The really bad ones you can blacklist so no one else has to put up with their poor behaviour. One trick is to get a good property manager and make sure they are astute enough to screen the potential dodgy ones. We spoke to Complete Home Hunters who not only have a checklist of things they look for but they assess people as soon as they walk in the door to look at the potential rental. We may not realise it but our body language and how we present ourselves can tell others a lot.

For a different change of pace, our Contributing Editor Jennifer Ross, found out what it was like to be a strata manager for a day. She told me it was sort of what she expected but the amount of legislation, and changes to the law, that strata managers have to know was so much greater than she imagined it would be.

The Smart Blocks initiative is now also rolling out around the country. If you don’t know what Smart Blocks is then check out the website www.smartblocks.com.au and it will explain all. The brief version is that it is a Federal Government funded initiative jointly conceptualised, designed and executed by Strata Community Australia, the Owners Corporation Network, City of Melbourne, City of Sydney and Green Strata. It is designed to help strata schemes identify areas in their buildings that are not energy efficient and therefore costing a lot of money in energy bills. Smart Blocks then helps provide alternative, energy efficient solutions. We have a case study that shows how one apartment in Melbourne achieved their energy efficiency goals.

And lastly, do you live in a small apartment? Well in this edition’s style section we have advice from both an architect and an interior designer on how to make your space seem bigger. The story from the architect is especially interesting as he did some internal work to the apartment and from a spend of $35,000 made an additional $50,000 on the sale of the property. I bet there’s a few investors out there now turning to page 18 to see how that was done.

Enjoy the warmer weather and all that Spring brings. n

Greg HaywoodCEO

CEO’s COLUMNGetting the house in order


FEATURE

ALL 8 STARS SHINING FOR THE BLOCKWords by Jennifer Ross

If you watched Channel Nine’s The Block this year, where contestants converted an old rundown hotel into five chic apartments, you may have noticed the story line about gaining an 8-star energy rating. Community Lifestyle sat down with The Block’s architect Julian Brenchley to find out about the 8-star rating and how it was achieved.


FEATURE

In Victoria, it’s a government requirement that all new residential buildings incorporate measures that help them to achieve a minimum 6-star energy rating. This is in an effort to make homes more energy efficient and reduce water usage.

When it came to the construction of the latest in Channel Nine’s reality construction series The Block, architect Julian Brenchley says the opportunity was there to aim for an 8-star rating and in doing so became only one of a handful of apartment buildings to do so in Victoria.

“This was the perfect opportunity to future proof the building and Channel Nine was receptive to doing this. A lot of the time its architects who come up with the passive design but the property developers reject it in favour of cost cutting measures,” Julian explains.

“What we have achieved with this building is best practice and it is a strategic move in a market where there are hundreds of new apartments coming on line in the not too distant future.”

The first step was to produce an eco-package that covered energy, water, paint, floor coverings, timber – pretty much everything – to ensure that all materials were produced in a sustainable way or contributed in some way to reducing energy or water usage.

“For example, the carpets used either had to be 100 percent wool or made from recycled material. Fortunately this was not difficult to source but some products were,” Julian says.

“Australian-made tiles are very hard to come by so sometimes you have to compromise. We checked some Italian stock to make sure the manufacturers acted in a sustainable way.

“Equally we wanted to use Accent paint from Mitre 10 but had to check that it had low volatile organic compounds (VOC), meaning low in harmful chemicals and irritants. It was, but the manufacturer had not

indicted this on the tin, which is a little frustrating – although ultimately good for us.”

The contestants were equally as enthusiastic at sourcing materials, furniture and fittings that were sustainable. Julian says on occasion he was surprised at what they were able to find.

Suppliers too were only too happy to provide products that at times had incredible ratings. For example, the shower and tap fittings supplied by Reece are able to provide amazing water savings while looking extraordinary and still being functional.

Energy savings devices also take many forms. The building has a solar electric boosted hot water system, under floor heating and fans. Each apartment comes with two car spaces and two free bikes. There is no air-conditioning.

“The apartments use cross ventilation and different forms of insulation to keep the apartments cool in summer and warm in winter,” Julian explains.

“The walls of the old building are double-brick and we used a new insulation foam product between the bricks. Also the black slats you see on the outside of the building have more than a decorative purpose. They act as a second skin regulating the temperature inside the apartments.

“Windows are double-glazed and we re-insulated the roof-top terrace as well.”

Julian also ensured that the terraces the contestants built face north providing that added buffer in the main living areas. The attention to detail in the layout by the architect and the design by the contestants has been very careful and mindful of the 8-star energy rating goal.

In contrast Julian recently inspected 8-star rated apartments in the city’s north and was astounded at the bells and whistles incorporated into the design such as air-conditioning, pool and gym. There are around 200 apartments and he says it is hard to see how they had achieved an 8-star rating.

Julian says the cost of achieving this rating for The Block was high but well worth the effort.

“Now it’s up to the new owners and the new owners corporation manager, to maintain the integrity of what we have achieved. When people were inspecting the properties to buy it was clearly explained to them the green credentials of the building and what they were buying and that they have to maintain the 8-star rating.”

All owners were given an eco-package that explains how everything works and the owners corporation managers will also help the owners maintain the integrity of the building.

The building at 142 Park Street, South Melbourne has already reached icon status with people still coming and taking photos. What they don’t realise is that under that black exterior is a very strong green heart. n

The first step was to produce an eco-package that covered energy, water, paint, floor coverings, timber – pretty much everything – to ensure that all materials were produced in a sustainable way or contributed in some way to reducing energy or water usage.


FEATURE

It’s a fact of life that we are not all going to get along and sometimes we will need a third party to come in and resolve a dispute for us. Community living unfortunately has more than its fair share of disputes as people either don’t understand their obligations or they decide to ignore the rules.

Community Lifestyle spoke to both Angela Carruthers from Robinsons Strata Management to get her take on mediation and also sought advice from NSW Fair Trading. Thank you to both for sharing your insights and advice.

Angela Carruthers, Robinsons Strata Management

1. At what point in a dispute do you realise that you’re going to need to escalate it? Firstly, we need to be clear that strata managers don’t escalate disputes. The dispute resolution process is clearly outlined by the NSW Department of Fair Trading on the correct procedure to follow before putting in an order for mediation.

Generally once a complaint is received about a breach of a by-law or a section of the NSW Strata Schemes Management Act we issue a letter to the resident of the unit. If that person is a tenant, a copy will go to the owner/property manager as well.

If they continue to breach then further letters will be sent and if after approximately three warning letters, the next stage would be issuing a Notice to Comply and this has to be approved at a meeting of the executive committee. If they breach again within 12 months of receiving the Notice to Comply then another order can be issued but again it has to be approved at a meeting of the executive

STEPS TO MEDIATION

7Spring 2013 Community Lifestyle Magazine

committee. Once the second order is issued it goes to mediation. It is up to the executive committee to advise on who attends that mediation session.

2. Do you go straight to a mediator every time or do you file the matter with the Consumer, Trader and Tenancy Tribunal (CTTT) and then it goes to mediation? The matter must go to mediation before going to the CTTT. However one or both parties may not wish to attend. At that stage a decision would be made for an order to be taken out for a fine or the CTTT or may wish the matter to be heard at adjudication where the adjudicator would make a decision and issue an order/decision.

3. Have you ever used a private mediator? Were they as successful as the CTTT mediators? I have recently had the executive committee request a strata lawyer act on their behalf at mediation and they successfully had the applicant cancel the proceedings. This is unusual because generally because the CTTT is a tribunal, lawyers don’t attend. In this case it was because the defendant was a repeat offender.

4. Are the CTTT mediators successful in most cases or do people really just want their day before the CTTT? In mediation that I have been involved with, have been successful and not gone to the CTTT, not always but certainly the majority can be settled.

5. What are the most common issues/disputes that are resolved by mediation in your experience? Common issues resolved at mediation would be parking, noise, attachment to common property (where people don’t realise the wall or balcony does not belong to them exclusively) and generally the breach of the standard Section 47 by-laws.

NSW Fair Trading

1. What has usually occurred for a matter to end up at the Consumer, Trades and Tenancy Tribunal (CTTT)?There are as many reasons as there are strata schemes. It may be a lack of communication, a breach of by-laws, unauthorised works to common property, a lack of understanding of strata legislation, a personality conflict or any other reason.

2. Do most situations reach a satisfactory conclusion because of mediation? About 70 percent of matters resolve at mediation.

3. What happens during a mediation session? The mediator facilitates a discussion of the issues to help the parties better understand each other’s point of view. They may also bring in a NSW Fair Trading officer who can provide information about strata legislative requirements. This is often of great assistance as it may clarify such things as meeting procedures, levy obligation and repair responsibilities. All parties getting this information at the same time can help to avoid misunderstandings of the Act.

The mediator will help the parties identify options and negotiate workable, realistic terms of settlement.

4. How should a party prepare for a mediation session? The parties should obtain any relevant factual information to support their case eg builder’s reports, copies of the strata plan if common property is an issue, relevant photographs, copies of relevant by-laws. They should also consider what would be a workable outcome for them.

5. Do you have an example of a highly successful outcome because of mediation and an example of one that dismally failed? An owners corporation applied against an owner who was parking on common property without permission.

During the mediation, the owner explained that their car space and turning area was too narrow for their car (the underground car park was very tightly spaced). After further discussion it became apparent that one of the executive committee members had a better placed car space that they were not using as they no longer drove a car. An agreement was reached to swap car spaces – an agreement that no-one had foreseen and which restored harmony to the scheme.

An owner applied against the owners corporation for urgently needed repairs and maintenance to common property. The scheme had a majority of owners who did not live at the scheme and rarely involved themselves in meetings or any owners corporation decisions. The mediation could not achieve an outcome as the strata managing agent explained that too many owners were not paying their levies or concerned about the management of common property. The applicant decided to apply for a compulsory strata managing agent with full powers to manage the scheme and chase owners who were behind in levies.

6. What happens when mediation works (any further paper work etc)?The parties will sign a written agreement at the end of the mediation session that details the terms of their settlement.

7. What happens when mediation fails – next steps? If mediation is unsuccessful, the next step is for the applicant to apply for Adjudication before the CTTT. This involves lodging an application for Adjudication which should have a written submission with it that provides the evidence to support the order being sought. There is a one month period for parties to submit written submissions. The Adjudicator will then make a written decision about four to six weeks after the end of that written submission period. n

FEATURE

DODGY TENANTS: HOW TO SPOT AND AVOID THEMInvestors take a big risk when they buy a property and lease it out because they never know what they are going to get. At the end of the day all the landlord wants is someone quiet to live in the property and pay the rent on time. All the tenant wants is to live in the property free from interference from the landlord and on that basis they will likely pay the rent on time.

The best way to check out a tenant is to use the expertise of a property manager. Not to be confused with a strata manager, a property manager manages a rental roll and deals with landlords, tenants and not with common property and owners corporations.

Clare Siaflas from Complete Home Hunters is a seasoned professional and has honed her skills at spotting a potentially bad tenant.

“We process all applications received and submit the information to our landlords based on the evidence provided. However, sometimes when showing properties to potential tenants, you cannot help but critique them to some degree,” Clare said.

“Property management is as much about people management than anything else and dealing with difficult tenants is something all agents try to avoid. If a person is difficult before they even apply for a property it can be like a sign above their head flashing “WARNING”.

“A person who is particular about their presentation and manner usually indicates they want to live nicely and in good surroundings and they are generally going to make a good tenant.”

When choosing a tenant Clare suggests having a very thorough tenancy application and referencing process with a 100-point identification system including a “Zero Tolerance Arrears” clause.

It’s important to gather as much information on potential tenants as possible.

“We ensure the applicant can afford the property in the first instance and talking to previous agents about their dealings with the tenant can also be invaluable. Some people are on their best behaviour when applying for properties, putting their best foot forward. However, previous agents can offer insights into how they kept their previous homes and what they were like to deal with.

“It is vital to be reassured the applicant has a history of good tenancy. One applicant, for example, seemed ideal until we spoke to their previous agent who informed us of all the damage they’d caused at their previous rental. Needless to say, our landlord ended up selecting another tenant who we haven’t had any issues with to date.”

Clare was also happy to provide tips for landlords in finding the right tenant. First up was making sure the property gives the right impression.

“Often the way a property is presented and marketed will be reflected in the calibre of tenants it interests. If properties are immaculately presented, we find they tend to attract good tenants who want to maintain that level of presentation.

“On the flip side, if a property is poorly presented and unappealing this is often reflected in the asking price and tenants of a lower calibre will usually apply. I have to stress that this is not always the case and you really have to be fair when processing applicants.”

What do you do however if you get a really bad tenant? There are a number of blacklists around which boast thousands of listings so you theoretically can check if your prospective tenant has an undesirable history or add someone to a tenant blacklist.

The NSW Office of Fair Trading has advice about these databases on their site and you should treat them with caution. The OFT says only tenants can be listed on a database. Approved or unapproved occupants, visitors or children cannot be listed.

Listing can only occur when the tenancy has ended and you can’t list someone because they simply fall behind in rent, are given a termination notice or are not looking after the property in a satisfactory way.

There are only two reasons someone can be listed:

1. They have vacated owing an amount more than the rental bond for a breach of the agreement which is still outstanding at the time of listing.

2. The Tribunal has made an order terminating the agreement because of something they have done wrong and the tenancy has ended.

Any information recorded on a database must identify the reason for the listing in an accurate, complete and unambiguous way.

Similar laws apply in Queensland and Victoria. n


NATIONAL NEWS

NATIONAL NEWS


TUNE IN, DON’T DROP OUT

As the final step in the move to digital-only TV, some channels will change frequencies in a process known as the retune. The retune will free up broadcasting spectrum that will be used for new services, such as mobile broadband. Different areas will need to retune on different dates from now until the end of 2014. There are few key points you need to consider when the retune takes place in your area:

n The retune may affect TV services and you may need to take action to ensure you continue to receive all free-to-air TV channels after the retune.

n Many strata buildings receive television signals through a shared antenna system or Master Antenna Television (MATV) system. This system is used to distribute TV signals to individual units throughout the property.

n You may need to consider whether your propertys’ MATV systems can be adjusted (or retuned) when the retune occurs and seek advice from a TV service technician to determine the best course of action if they are unsure.

n Fact sheets are available at the retune website (www.digitalready.gov.au/retune).

Just like the switch to digital-only TV, the retune is being carefully planned to make sure the change is as easy as possible. In some locations, two signals may be run to help people get ready for the retune – this is known as a simulcast.

Simulcasting will occur for a short time (between 1-3 months) in some areas that are densely populated with high-rise buildings (sites such as Adelaide, Brisbane, Perth, Melbourne, Sydney and the Gold Coast), to allow for any work required on shared antenna systems in those building to be completed.

The retune (including simulcasts) for the main transmitters in Adelaide and Perth have already taken place. After the retune date viewers will only receive one of each TV channel again.

If any property you manage is planning forthcoming changes, replacement or upgrades to TV reception equipment, you should check with your TV services technician about how this equipment will be affected by the retune.

To find out the retune date for a specific address, visit www.digitalready.gov.au/retune or call the Digital Ready Information Line on 1800 20 10 13 (8am – 10pm AEST seven days per week).

If you would like to look up general details on transmitters in your area, including the most up to date information on retune dates, the channels which are changing, expected outages and simulcast periods, use the mySwitch tool available at myswitch.digitalready.gov.au.

And if you live in Sydney or Melbourne you are the last two capital cities to switch to digital TV. Your switchover dates are Sydney and surrounding areas - 3 December 2013 and Melbourne and surrounding areas - 10 December 2013. n


NATIONAL NEWS

SMART BLOCKS: DEVELOPING AN ENERGY REDUCTION PLANIn the last edition of Community Lifestyle magazine we brought you details of the new Smart Blocks program courtesy of the national CEO of Strata Community Australia (SCA).

The program is in the process of being rolled out around the country and is a joint initiative of SCA, Owners Corporation Network, Green Strata, City of Melbourne and City of Sydney councils. Here we have a case study on developing an energy reduction plan. If you would like to do this also in your building talk to your strata manager. It’s easy to get involved in the Smart Blocks program.

Freshwater Place Apartments, Melbourne, VictoriaOver the past three years, the Committee of Management (COM) at Freshwater Place has developed a plan to identify energy saving initiatives to reduce electricity and gas costs for the owners corporation and residents.

The plan commenced with a building audit and was endorsed by the committee. The plan was to achieve the following:

n Assess energy consumption and establish benchmarks

n Identify practical opportunities to reduce consumption and costs

n Develop a five year strategy to reduce electricity use, exposure to increasing electricity prices, and carbon levies

n Achieve additional benefits like improved service quality, maintainability and operability

David McGlashan, Facility Manager and Peter Renner, Owners Corporation Chairman, answer some questions about this process.

What do your roles entail?Providing onsite management at Freshwater Place on behalf of the Owners Corporation, Chair meetings of the Owners Corporation and liaising with fellow committee members on the strategic planning and management of Freshwater Place.

What energy efficiency activities have you undertaken in the building?Energy audit of the building, auction of the common area electricity, down light replacement to LED’s for all common areas, offer to residents of cost effective incentives to change to LED’s, reviewed all lighting schedules, reviewed all air-conditioning schedules for common areas, installed push button timers in various areas, installed variable speed drives on the 75kW condenser water motors, educated staff and contractors to turn off plant room lights when not in use, assisted the residents in better understanding their air conditioning system in the apartments so they are used in the most efficient and cost effective manner, researching best method to measure energy reduction and ROI.

What energy efficiency activities do you still plan to undertake? Install sensor lighting in the carpark, schedule tempered air to corridors, change the temperature set points to the corridors, revisit the use of solar technology, auction apartment electricity to get the best price for residents.

What are the key motivations driving your owners corporation to improve energy efficiency?Reducing costs and keeping our building at the forefront of new technology.

What benefits have you enjoyed so far by implementing energy efficiency? What was the result?A reduction in energy consumption for the building.

Have there been more benefits beyond just cost savings? Connecting owners / building community?Implementing an energy reduction plan got the residents involved in the process and allowed us to initiate energy efficiency improvements. Communicating to residents has certainly got them talking about the costs of electricity.

What advice would you pass on?Have a plan, understand your baseline energy use, consider all options, and proceed with a business case.

Do you see the Smart Blocks program as a potentially valuable resource to help support you to deliver more energy efficiency work in the future for this building or other buildings?Programs like the Smart Block program are a valuable recourse to support owners corporation committees to understand the benefits and their obligations to reduce costs and support a cleaner environment. n

LOOK OUT FOR A SMART BLOCKS EVENT IN YOUR CITYFREE SMART BLOCKS COMMUNITY WORKSHOPS:

YARRA: 2 OCTOBER

PORT PHILLIP: 3 OCTOBER

11Spring 2013 Community Lifestyle Magazine

NATIONAL NEWS

SPOTLIGHT ON SMART BLOCKS

It has been, literally, one of those light bulb moments for the strata sector. The launch of Strata Community Australia’s new Smart Blocks initiative has, again no pun intended, put both the challenges and opportunities of community living firmly in the spotlight.

Smart Blocks started life in 2012 as an energy efficiency education program funded by the federal government’s then Department of Climate Change. While individual units and apartments account for the majority of energy consumption in the strata sector, common property such as lifts, lighting, air conditioning and pools can add up to a third to the total bill. Early on, it became apparent that the real issue was not access to information on energy efficiency in strata but the need for real help in navigating the strata decision making process.

With powerful allies in the Melbourne and Sydney City Council and input from leading strata owner advocates, the program focussed on developing a user friendly online toolkit that helps people identify opportunities to improve energy efficiency in their community. Then, it walks them through the key decision hurdles including preparing a budget and business case then getting the support of the community to act.

The program caught the eye of people in the highest levels of government. A senior federal cabinet minister, the Minister for Resources and Energy Gary Gray, came to Perth to launch

the program at SCA’s recent national convention. There was standing room only at additional launch events hosted by the City Councils in Sydney and Melbourne. Within weeks more than 150 communities had registered with the program and started working their way through the challenges of change. A key element of the program is to capture data and develop case studies that can be used to drive energy improvements on a much wider scale.

We expect these numbers to grow steadily through the next 12 months with up to 40 workshops in various stages of planning to help both owners and strata professionals gain confidence in using the system.

SCA is encouraging members and their clients to keep an eye out for these events and to make sure they visit the site: www.smartblocks.com.au.

The potential to save money on energy bills should be enough of an incentive. But we also think participating in the Smart Blocks program will help build a stronger, more engaged and happier strata community. n

Mark Lever CEO Strata Community Australia


FEATURE

STRATA MANAGER FOR A DAYA common lament by apartment owners is often the phrase “I don’t know what my strata manager does” so Jennifer Ross spent the day with a strata manager to find out exactly what they do.

Strata Manager she interviewed leads the team of six strata managers and three strata assistants. In addition to this he has two other team leaders report to him and also runs a portfolio of eleven properties the biggest being 794 lots and the smallest 37 lots.

About once a fortnight the manager attends the Consumer, Trader and Tenancy Tribunal (CTTT) to resolve matters that have ended up there and so far this year has appeared in the Supreme Court twice.

When does he get time to eat and sleep? – well that is a good question – here is our strata manager’s typical day.

8.30am The strata manager arrives and checks emails and voicemail plus anything that has come in overnight from the community after hours service.

9.00am He begins working with one building manager on various issues that have been raised by the executive committee. The manager explains that the building manager and the Chair are butting heads. He suggests that the building manager keep a spreadsheet of all the actions they have asked her to do and record where things are at and who is dealing with them. She agrees and he is a little relieved that a short-term solution may have been found. Nonetheless he decides to go and see her later in the day in person.

He then instructs his assistant on drafting some letters and advice.

10.00am The manager meets on average twice a week with Knowledge Management and Project Advisor. Together they go through any legal cases handed down in the last few days or weeks to determine if there are any practices they will have to review.

Two new court decisions mean that strata managers will have to change the way they do certain things. This happens on a regular basis and the next step is to get the word out there to all the managers in NSW of these changes.

The manager remarks that the earth is forever moving under the feet of strata managers and they are always being required to move on and do things differently.


FEATURE

For enquiries:PH: 02 – 9284-2700EM: [email protected]: www.gracelawyers.com.au

Grace Lawyers is the full service provider to the Strata & Community title, Company title & Stratum (BMC) market.

Our experienced team of senior lawyers and support staff can help you through the maze of legal issues quickly and in a way that is easy to understand and deal with.

We have teams in the following areas:• Building and Construction Law• Corporate & Commercial Law• General/Commercial Litigation• Strata/Community Levy Collection• Insolvency • Insurance Law• Planning & Property Law• Company Title and BMC Law• Strata & Community Title Law• Strata & Community Litigation

A service provider with a difference

11.00am to 12.00pm The manager deals with staff queries and having ten staff means there can be a lot of queries in one day. He looks after general staff matters as well as leave entitlements.

He also updates the in-house filing system once he has dealt with emails. They are filed against the strata plan so information about the plan are regularly being updated and it’s easy to keep a track of what’s happening.

As he says if he was unable to work tomorrow someone else can see what’s happening with the plan and pick up where he has left off. To the client there is no gap in the provision of the service provided by the strata management company.

12.00pm The manager deals with a noise issue for an owner in one of the larger strata plans he manages. He explains that steps have already been taken to address the noise issue including acoustic testing. Some remedial work also had to be done as there was an

issue with noise. He now needs to get to the bottom of the latest round of noise.

12.30pm to 1.30pm The manager gets to have some lunch and run a personal errand or two.

1.30pm to 2.00pm By the time he gets back from lunch and gets into the afternoons events he’s cleared 80 emails and processed 20 invoices for payment worth around $250,000.

2.00pm to 4.00pm The manager plans his executive committee or general meetings for the next month and spends time on drafting agendas and checking back on past minutes for action items.

He also prepares some matters for upcoming dates with the CTTT and deals with parking issues for one of his strata plans.

4.00pm He goes to see the building manager he spoke to earlier in the day to reassure

her and help her address the items on her list of things to do.

Back in the office from around 5pm – often the manager has meetings using the meeting room facilities or he has to go on site to the strata plan. Executive committee meetings occur regularly with AGM’s once a year and since he has eleven strata plans he can almost be guaranteed one AGM and 3-5 executive committee meetings once a month.

Some nights he gets home around 8 or 9pm. This is pretty typical of most strata managers. While he also manages a team and so has additional responsibilities, most strata managers will spend their days undertaking pretty much the same work. A lot of this is behind the scenes and if you as a lot owner don’t notice it then rest assured it’s because you have a strata manager who is doing his or her job well. n


NATIONAL NEWS

MAINTENANCE BEfORE THE SuMMER STORM SEASONIn keeping with the Spring theme we asked Solutions IE Managing Director, James Freestun, what we should be doing ahead of the storm season to ensure our properties get through with a fighting chance. Lucky for us James provided the top three things all owners need to know to keep their building dry and safe this coming summer.

“Some Australia’s summer storm season is quickly approaching, which can often mean unpredictable weather that can seriously damage your building. Undertaking some pretty straightforward checks and fixing a few small issues can stop turning them into bigger issues during a storm.

Paint leaks! There are very few paints that do not lose their ability to repel water after seven to eight years. Many executive committees make the mistake of believing that because the paint of the building is still intact that it protects the building, when in reality it has more than likely become porous.

“This becomes even more of an important issue within regions where a body of salt water is within two kilometres or in a built up area with heavy pollution from roads with heavy traffic nearby,” James says.

While this is an issue for all painted buildings it is critical for concrete buildings with reinforcing steel not far below the concrete surface which must be maintained correctly. Once this coverage of concrete has been breached by moisture and air gets in too the steel corrodes causing concrete cancer - an expensive problem indeed.

The Answer: If your building’s paint job is more than eight years old, then it’s time to get quotes for a repaint.

“A building clean just does not cut it,” James notes.

PREVENT GUTTERS LEAKINGClean your gutters and consider installing leaf barriers. Obviously leaves are the main cause of gutter blockage but other causes include silt from tiles and tile coatings as well as builders rubbish not properly cleaned at the conclusion of construction. If left long enough seeds get blown in and germinate in the silt creating even more damage.

Re-level gutters: “For a gutter to work not only is it important that they catch water draining off the roof but that they then drain that water to the down pipes. For this to happen you need the correct fall,” James explains.

“Occasionally, fall is not completed properly by the plumber when the building is constructed, however usually the cause is that over time the fascias/barge board that gutters are attached to move. When this happens the gutters do not drain properly to the downpipes and instead water collects in parts of the gutters. This leads to the reduced lifespan of the gutter through corrosion.”

Replace down pipes and gutters:When the joint between the gutters and downpipe corrode, water leaks down the outside of the building often causing water ingress. If the gutters over flow or have holes in them they need re-levelling and/or replacement. If you are experiencing overloading of your gutters during heavy rain and the gutter and downpipes are all clear and in good condition then your gutters may be under serviced in downpipes. This can be due to not enough downpipes and sometimes it is also caused by the wrong profile of downpipe.

They can be identified as the rectangular downpipes while architecturally pleasing on some buildings are not efficient at draining water. Round downpipes can handle a much larger volume of water. Water swirls as it drains with gravity and round downpipes allow this to happen easily and efficiently.

PRUNE YOUR TREES“Apart from the obvious issues of leaves falling onto roofs and collecting in gutters there is the risk from falling branches affecting power lines, people and property. Older eucalyptus trees cause a particularly large risk as the boughs of these trees tend not to be flexible. This means that in windy conditions which where many trees bend and spring back, the eucalypt breaks due to the dense and heavy branches,” James concludes.

Checklist: Tick

Has your property been repainted within the last eight years?

Are your gutters clean and free from any blockages?

Installed a leaf barrier where heavy volumes of foliage fall into gutters?

Ensured the joining between gutters and downpipes are free from corrosion and leaks

Does your property have the correct profile of down piping to handle the volume of water passed through?

Have you pruned your trees so that there is no risk of them falling onto power lines or your property?

NATIONAL NEWS


SPRING CLEANING EASY TIPSFor some reason we go completely mad in Spring and start cleaning everything in sight. Well most of us think that’s what we should be doing. In reality we are busy doing the same as usual – working, looking after family and friends, studying – normal busy living.

If the Spring cleaning bug has got a hold of you then great but if not Priscilla Alvarez from Principal Property Services (PPS) has some good reasons why you should give your place the once over. She’s even got some great cleaning tips.

Do you know the history of the Spring clean? Priscilla explained that it originated in the northern hemisphere where Spring was the time of year to open the doors and windows and clean out the old air and dirt that had accumulated over the colder months.

“With the arrival of spring, households would open up their windows and doors to let out all the stuffy air built up over the winter days when furnaces were used to allow the fresh air back into the homes again with some warmer less windy weather conditions.

“It was customary for families to lug their furniture outdoors, beat the carpets with sticks or brooms, hang linen outside, and give the whole house a good cleaning. Sometimes, the wind would force the dust outside and clean the soot off the furniture that often accompanied a home heated with coal and wood.

“Spring cleaning had a health and wellness aspect to it. People were able to take to the great outdoors and enjoy the first moments of spring as they rid their homes of dust, dirt, and grime.”

Today the Spring clean is a milestone in the year for a lot of people but as Priscilla says it should not be something that is done once a year. Hitting some of those spots regularly can make all the difference.

“In your home you should aim to do the super high, super low and super tight spots over the course of four weeks. Hit cornices, skirting boards, light fittings and under and around furniture in this time,” she explains.

“For common property your cleaner should be hitting the walls and washing them regularly to remove and prevent mould. Carpets should be steam cleaned every 12 to 16 months as recommended by Australian Standard AS3733. Any less than this and you should have a word to your cleaner about stepping it up.”

In parking areas getting mechanical sweep done every six months is recommended as the pollution from car exhausts sticks to everything. While pathways should be cleaned weekly to prevent leaf litter getting wet and making the path slippery.

“Getting certain things done on a regular basis is the key to having a good cleaning schedule. Just putting a bit of thought in would make it spring cleaning every day,” Priscilla said.

PPS has incorporated an ongoing ‘spring clean’ process into their workflow. This is by establishing a ‘task of the week’ into their cleaning schedule, so across the whole month, the property receives a regular ‘spring clean’ which alleviates the annual spring clean required while maintaining a clean and presentable property all year round.

“It’s useful to also think of spring cleaning as more than just cleaning. A big element of spring cleaning involves organising, throwing out items or de-cluttering areas which may have accumulated unnecessary items over the year,” Priscilla concluded.

Cleaning tips – using vinegarWhile most cleaning products are either toxic or expensive and leave strong concentrated smells in the air after cleaning, vinegar is a weak form of acetic acid and is not harmful. When mixed in the right quantities it is the almighty cleaning solution for almost all household surfaces.

The uses of vinegar are endless, below are a few useful recipes to note and put into use as you spring clean:

1. Kitchens and Bathrooms: To shine chrome sink fixtures that have a lime build up, use a paste made of 2 tablespoons salt and 1 teaspoon white distilled vinegar.

2. Clean grout from bathrooms by letting full-strength white distilled vinegar sit on it for a few minutes and scrubbing it with a course brush.

3. Kitchens: Wipe grease off exhaust fan grids, the inside of your oven, or anywhere grease gathers with a sponge soaked in white distilled vinegar.

4. Grills and exhaust fans in kitchens: To make cleaning the grill easier, spray a solution of half water and half white distilled vinegar on the cooking surface.

5. Dishwashers: Remove soap build-up and odours from the dishwasher by pouring a cup of white distilled vinegar inside the empty machine and running it through a whole cycle. This is recommended to do monthly.

6. Microwaves: To clean your microwave oven, place 1/2 cup vinegar and 1 cup water in a microwave dish on medium for 5-8 minutes the oven, and cook long enough to boil. In addition to removing any lingering odours, this will loosen any baked-on food from the microwave’s walls

NOTE. It is always recommended before using any solution even vinegar, that you spot test the surface you will be cleaning before undergoing the all over cleaning. PICA has asked Priscilla, since she really knows her cleaning stuff, to do a regular column answering

readers’ questions on how to clean any number of household items. Please send your questions to [email protected]. We regret questions cannot be answered privately.


NATIONAL NEWS

TRANSFORMING THAT DIRTY POOL

Chris Fitzmaurice, Swimart Australasian manager says, “Coming into spring, our pool technicians often report they are treating pools that have turned green over the cold, winter months.”

“It’s tempting to put your pool into hibernation mode during winter, but that can result in untold problems. When the weather warms up and the sun hits the pool water, it reacts with the algae, which can quickly bloom out of control,” Chris says.

Heavy rain – which often occurs in winter – dilutes pool chemicals, especially salt and chlorine, which makes the pool turn green. Swimming pool algae-organisms that leave a green film of the sides of the pool and tinge the water greenish are one of the most common problems pool owners face.

Properly maintaining pool water not only keeps it fresh, clear and sparkling but also prevents swimmers from getting sick, as untreated water is the perfect environment for bacteria to grow in.

“A poorly maintained swimming pool can harbour a range of microbes including algae and bacteria, which can result in health problems such as ear, nose and throat infections. But don’t panic. Pool algae is very easy to kill and control,” he says.

The first of your swimming pool checks should be your chlorine levels. If below 0.5ppm you need to ‘shock’ the pool water with a large dose of chlorine to 10ppm. Ensure the filters are running and don’t use the pool until the chlorine level falls below 3ppm.

You may also need to lower the pH levels by adding acid. Then later add a copper treatment to the water to kill the spores. Aim for a pH level of between 7 and 7.6. Heavy rain, lots of swimmers and animals such as dogs can increase pH levels.

To understand the condition of your pool water and the health of your pool, take a sample into a professional for a computerised check. Certain companies will provide a free-of-charge service where your sample is computer analysed for an exact reading of the pH level of your pool. This analysis will indicate whether you need to adjust the pH, calcium and total alkaline levels.

General pool maintenance tips for spring and summer:

n Bump up the pool filter running hours from four to eight hours a day

n Regularly check sanitiser levels, ideally on a daily basis

n Check the pH every two days

n Check the Total Alkalinity weekly

n Check and clean the skimmer basket and hair and lint pot basket weekly

n Thoroughly clean the pool and vacuum the walls and floor

n Check the pump is working properly and organise a full pool equipment service by a licensed pool and spa technician

n Check or replace fittings and check for leaks

n Check your filter and change the running mode from winter to summer n

Pool renovation by Sunset Pools.

Splashing around in your swimming pool may not be top of your list during winter, but that doesn’t mean you can neglect it. In fact, without performing regular maintenance,that first dip of the new season will more likely be in green algae than clean blue water.

Words by Ollie Hogue

17

NATIONAL NEWS

BANISHING PESTSIf you think possums are cute speak to someone who has called pest control to have one removed from the roof of their home. Then again, the noise from a scratching possum sounds almost heavenly compared to an infestation of bed bugs.

But preventing pests from getting in to your home or building is sometimes easier said than done, and in some cases out of your control, according to Liam Milligan from Amalgamated Pest Control.

“Possums and bed bugs are a well known pest in many areas during the winter months. Possums will look for trees to make a den, but in cities and suburban areas these areas can be hard to find, which is why they may take advantage of an unknown gap in a roof and become a pest,” Liam says.

“Bed bugs are nasty as they are a parasite that prefers to feed on human blood. They are most active at night, when people are asleep and can be

a major pest at hotels, hostels and apartments, sometimes irrespective of cleanliness standards,” he says.

Amalgamated Pest Control perform a lot of work in the strata industry, and while the winter months are generally quieter in the domestic market, many types of pest are just as likely to be found in an apartment block, as they are in a commercial building.

“The domestic market is more reactive to pest problems while our commercial clients generally understand the importance of preventative work. It’s often cheaper in the long run this way, more than anything,” Liam says.

Liam suggests that residential and commercial strata clients have an annual timber pest inspection carried out to minimise the risk of costly repair bills and unnecessary stress in the future.

There are three types of pest capable of damaging timber - termites, borers and wood decay fungi. A timber pest inspection will look for all three types and include an assessment of the surrounding environmental conditions to determine if a building may be susceptible to an attack.

“Timber pests can be found in and around many parts of a building such as window frames, skirting boards, and even in modern buildings and renovations. The big environmental causing condition is moisture,” Liam says.

Rodents can also cause significant damage to residential and commercial buildings, although this more likely to happen in the cooler months when outdoor areas become less inviting for rats and mice to live and breed. Liam also warns that springtime is when the breeding cycle for most pests actually increases.

“During spring and summer the most common pests will be cockroaches, ants and spiders. These pests can live in just about every area of a property. From September to December we are called out a lot for bees as well,” he says.

“The only sure way to eliminate these pests is to have a complete pest treatment done at your property. A complete integrated pest management plan will protect homes and buildings, and allow you to enjoy the season pest free.” n

Words by Ollie Hogue

Spring 2013 Community Lifestyle Magazine


STYLE

Let’s face it some apartments have an issue with size. Unless you can afford to buy the one next door and knock it into one big apartment then perhaps we need to find other solutions to the issues of size.

In fact that’s what architect David McCrae did with his own investment property at Elizabeth Bay in Sydney’s eastern suburbs – he found another solution without buying the apartment next door.

“The apartment was so tiny there was no proper sleeping area and so the living area was sacrificed to become a bedroom. It was a crazy way of living,” David said.

One of the aims of the project, apart from creating a better space for living, was to also find a way of maximising the light.

“It was that classic dark and dingy apartment and wasn’t a space for living in at all,” David explained.

With a bit of architectural know-how and a builder, David was able remove a wall, replace dark flooring, install

a new bathroom and add in new joinery creating a number of storage solutions. He also increased the value of his apartment and for a $35,000 investment created $50,000 in equity.

“We didn’t need to get development approval from the council which was great. The only approvals sought were from the owners corporation. Construction took one month in total and we were very careful when doing the demolition work not to disturb the neighbours.”

According to David creating a sense of space is really quite simple - reduce the amount of furniture and add in unified storage systems.

“All you really need in a living and dining space is a sofa, chairs, dining table and coffee table. I am a big fan of banquet seating as you can house all manner of items under the seat/lid. Then you can extend it to become the TV cabinet.

“Also keep the joinery the one colour and blend it with the wall colour. It will give a sense of space and height. If you can install a false ceiling then you can have LED lighting and the new strip LED lighting is fantastic.”

Interior Designer Bronnie Masefau also agrees that colour is important as is good cabinetry but also asks us to think about how we live and what our patternsare.

“Modular, multi-functional furniture that turns from a coffee table to a dining table to a bookcase may be good in theory but you really have to ask yourself how often would you use it for all three purposes. The answer is that probably you’ll never get the most out of what it was designed for,” Bronnie said.

“Better to get what you need and then add little details like adding legs to a solid framed sofa so the furniture appears to be floating. The eye sees underneath and you end up with a sense of space.

“Wall hung cabinetry in the bathroom and kitchen can give that same sense. Even the smallest bathroom can feel bigger.”

As for colour, Bronnie is a great advocate for taking one colour and adding black or white to shade or tint it.

“Dark colours can visually push a wall back but on its own against stark white just gives it a tunnel effect. Where shaded or tinted colour, when used correctly, gives a sense of light changing throughout the day and has a more natural effect.”

When designing Bronnie advises to make things practical and have them how you like them but a good rule of thumb in a small space is for every one thing you bring in, take one thing out otherwise you end up with a clutter effect.

“Certainly layer with the seasons and change one or two items to give that seasonal feel but always replace instead of adding too.”

David McCrae can be found at Manfredini McCrae Architects www.mmarchitects.com.au where you can check out the images from his apartment renovation.

Bronnie Masefau can be found at www.bronniemasefau.com.au – she has written four books on interiors and has lived in many apartments with her husband and three children.

BIG SPACE, SMALL SPACE


RECIPE

SPRING BERRY CRUMBLEThis is great for the early part of Spring when the weather doesn’t know if its Summer, Winter Spring or Autumn. You have Winter delights with the apple and crumble and Summer hints with the berries. Eat inside with warm custard on those cold nights or outside with ice cream on a sunny Sunday lunch. Enjoy!

Method

Preheat oven to 180°C. Place apples, berries and sugar in a saucepan over medium-low heat. Cook, stirring regularly for 10-12 minutes or until the apple is soft and the liquid has reduced. Remove from heat and set aside. Place cookies in a food processor and process until roughly chopped. Transfer to a bowl and stir through coconut and plain flour. Rub butter through the cookie mixture with your fingertips until crumbly. Divide the fruit mixture into four 1 1/2-cup capacity ramekins or ovenproof cups, then top with the crumble mixture, piling it over the fruit in rough mounds. Bake for 15 minutes or until warmed through and golden brown on top. Serve warm with thick cream or custard.

Recipe courtesy of www.taste.com.au - November 2008

Ingredients

4 green apples, peeled, cored and chopped

500g frozen or fresh mixed berries

2 tablespoons sugar

12 butternut cookies

1/2 cup shredded coconut

2 tablespoons plain flour

40g unsalted chopped butter

Thick cream or custard, to serve

FruitAvocadosBlood orangesGrapefruitLemonsMandarinsOrangesPineappleRed papayaRockmelonStrawberriesTangelo

VegetablesArtichokesAsparagusBroccoliCabbageCarrotsCauliflowerChilliesChinese greensGarlicGinger

Green beansLeeksLettuceMushroomsOnionsPeasPotatoesPumpkinSilverbeetSpinachSpring onions/ green shallots

In season now...

17920 bcs community lifestyle jun 2013 lifestyle_au… · the thing that caught my eye when looking...

Documents