Piermont Apartments 82 Cable St Wellington

Transcription

1 Practical Guidelines for Owners and Tenants of Piermont Apartments 82 Cable St Wellington Please read this Handbook in conjunction with the Body Corporate Rules and other information available at All residents, whether owners or tenants should ensure that they are familiar with the contents of this Handbook and the Piermont Body Corporate Rules A copy of this Handbook should be supplied to the residents of your apartment, and should remain with your apartment should there be a change of ownership or tenancy

2 Contents 1. BUILDING MANAGEMENT 2. EVERYDAY LIVING IN PIERMONT 2.1. Animals 2.2. Apartment décor information 2.3. Apartment maintenance 2.4. Balconies 2.5. Bicycle Racks 2.6. Communal areas 2.7. Car parks 2.8. Electricity Meters 2.9. Electronic key tags Faults and repairs Fire alarms and evacuation General security Lifts faults Lobby and common area lighting Noise and disruptive behavior Power failure Residents Notice Board Rubbish disposal Sky Television Sprinklers Telephone Window cleaning and building wash 3. TENANTED APARTMENTS 4. STRUCTURAL ALTERATIONS AND REPAIRS 5. MOVING PROCEDURE 6. APARTMENT SALES 7. INSURANCE 8. BODY CORPORATE LEVIES 8. Body Corporate Levies APPENDIX 1: Moving Policy and Procedure APPENDIX 2: Moving Agreement APPENDIX 3: Tenant Guidelines

3 1. BUILDING MANAGEMENT The building is administered by the Body Corporate Committee which is elected by owners at the Annual General Meeting. The day to day management is undertaken by the Body Corporate s appointed property manager Administrate (2009) Limited: Building Manager: Alistair Gillespie Administrate (2009) Ltd L6, Dixon Street Wellington 6011 Administrate (2009) Ltd PO Box 7077 Newtown Wellington 6242 Phone: Fax: Piermont.BM@administrate.co.nz For non-urgent or general information, please contact the Chairman or a member of the Body Corporate Committee As at the 12th September 2011, the Body Corporate Committee Members are: Resident Non- Resident Michael Morris (Chair) Jennifer Mcdonald Jenny Robson Doug Martin Robert Clemens Nigel Hughes Greg Crott John Mitchell Richard Stephens Please note that the make-up of the Body Corporate Committee will change from time to time 2. EVERYDAY LIVING IN PIERMONT We are privileged to live in Piermont but should strive to be mindful of the fact that we live in a close community. Body corporate rules are developed to ensure respect for both the building and building residents. These rules state that Unit proprietors and persons under their control shall at all times consider the rights of all other occupiers and proprietors of other Units to the quiet use and enjoyment of those apartments. A copy of the Body Corporate rules can be viewed online at:

4 The following information relates to both communal areas and your own individual apartments 2.1. Animals Dogs are not allowed in the apartment block, but owners may keep a domestic cat (refer Body Corporate rules) 2.2. Apartment Decor Information Apartment colour schemes, including carpets, floor and wall tiles, kitchen splash backs, kitchen cupboards and walls were decided upon by the original owners at the time of purchase. For more information on the colour schemes for your apartment please contact ADMINISTRATE 2.3. Apartment Maintenance If you require the services of contractors for maintenance of your apartment, and wish to use contractors who have a knowledge of the fixtures and layout of your apartment, please contact ADMINISTRATE for a list of the original contractors Balconies These must not be used to hang clothes for drying or for general storage (for example, bicycles). Also, articles must not be hung outside from windows. No items, including cigarette butts, may be thrown from the balconies. Kindly note the Body Corporate rules in this regard Bicycle Racks Bicycle racks for resident use are located in the basement car park at the Te Papa end of the building. These bike racks are provided on a first come, first serve basis. It is recommended that all bikes stored on these racks are kept locked, as no liability for bicycle damage or theft will be taken by the Body Corporate. Please respect other peoples property when using these racks Communal Areas The communal areas of the building are for everybody to enjoy, if you drop rubbish or spill something, please clean it up; these areas are not cleaned every day. Don t be too proud to pick up paper that someone else has unknowingly dropped. No smoking is permitted in any communal area including, the garage Car Parks As stated in the Body Corporate rules, use of car parks should not obstruct or interfere with the use and enjoyment by other proprietors or occupiers of the building. Car parks are to be used for the storage of motor vehicles (including scooters/motorbikes) only. Please ensure that vehicles are be parked within the unit entitlement car park boundary. Items other than motor vehicles should be stored in approved lockers fixed to the car park floor or walls. Storage lockers must comply with fire safety requirements and must not obstruct the sprinkler system or access to pipes or wiring.

5 For ascetic and safety reasons, the Committee has approved the use of LockerUp storage boxes only for use in the garage area. For further information on these lockers, see Owners are responsible for the maintenance of car parks, and must take action to keep their car parks free of clutter and to clean up potentially damaging items such as oil spills from cars. Flammable substances must not be stored in the car parks and any damage caused by an owner or tenant through negligence may result in a liability claim against them. As a matter of good practice, car park users are requested to inspect their cars regularly for any damage; owners are expected to take reasonable steps to maintain the condition of their property. If there are any issues with the parking facilities, owners are asked to contact ADMINISTRATE to investigate. Tenant should report issues through their landlord or property manager for the owner to manage. No parking is permitted in the common areas of the garage. A tow away policy exists 2.8. Electricity Meters The apartment meters are located in a locked room situated in the ground floor car park near the rubbish room. Your local power company meter readers have access to this room for the purpose of regular & itinerate meter reading Electronic Key Tags If owners require replacement / additional electronic key tags for the access controlled doors, this can be arranged through ADMINISTRATE who will give authorization to the supplier to provide the swipes requested. Only the owners of the apartments can order these security devices and they are responsible for payment for them; pick up and payment instructions will be communicated at the time of order confirmation. Broken or damaged tags must be reported to ADMINISTRATE so they can be returned and deleted from the system. This is essential to retain good security. It is important that you keep track of all security tags issued in your name. To reduce the possibility of tags remaining in unauthorized hands, the Body Corporate may cancel (deactivate) all existing tags and reissue new ones. Owners and tenants will be advised in advance when this action is to be taken by the Body Corporate Faults and Repairs General repair & maintenance to all communal and common property areas is the responsibility of the Body Corporate. Were it is found that damage has resulted as the result from any individual s action or people under their control, the Body Corporate will seek the total cost of reinstatement. Please advise ADMINISTRATE of any problems, or damage to, the common areas. Owners are responsible for any faults or repairs which occur within their apartments.

6 2.11. Fire alarms and evacuation All apartments have received a copy of the red information pack (with individual unit tally tags) relating to the building fire evacuation procedure and occupants must read this. This pack should remain in your apartment at all times. If the information pack is not available please contact ADMINISTRATE for a replacement copy. If a fire is discovered: Telephone 111 immediately and ask for 'fire' Give the address and location of the fire, namely, Piermont Apartments, 82 Cable Street, Wellington If the building alarm sounds (this is accompanied by a recorded message), take your magnetic tally tag with you for foyer tally board Leave the building via the stairwells. Do not use the lift Notify the fire warden if disabled occupants need assistance in any of the apartments Do not attempt to remove vehicles Assemble in the locations identified in the fire evacuation procedure Smoke stop doors in the building must not be wedged open Note: If you have smoke without fire (for example, burning toast) do not open the apartment entry door as this will activate the building alarm causing a full building evacuation. You are able to silence the alarm by pressing the Silence Alarm button next to your kitchen Those responsible for activating false alarms will be held responsible for all costs associated with fire department attendance General Security It is the responsibility of every resident to ensure that access to the apartments is not afforded to any person that is either unknown to you or that they have they have no rightful purpose to be entering the property. If you invite visitors into the apartment complex, you are responsible for them until they leave. Do not to allow persons who are unknown to you to tailgate when you enter the building, this also includes persons or cars entering through the garage door. Please report suspicious cars to ADMINISTRATE with the vehicle license number. Do not hesitate to ask any strangers, loiterers or suspicious characters who may be on the premises why they are there. To ensure security integrity at all times please check that: The front electronically controlled door closes properly after use The roller door to the car park closes at all times The fire doors to the lower car park levels close fully after use Your apartment door is locks behind you when you shut the door. The opening of doors with keys locked in the apartment is the problem of the resident - make sure you have an afterhours locksmith's contact details in your cell-phone address book.

7 Provision of keys to the apartment doors are the responsibility of the apartment owner. The Body Corporate operates CCTV security cameras in most common areas and when appropriate, footage will be viewed by ADMINISTRATE or Committee members to identify those who may be responsible for the actions of their visitors or for letting in those with no right of access to the apartment complex Lifts faults In case of a fault with any of the lifts, please notify ADMINISTRATE with details including the lift, time of the event, and a clear description of the event - do not leave it to others to ring faults through Lobby and common area lighting Please report any lighting problems in the lobby or common areas immediately to ADMINISTRATE Noise and disruptive behavior Noise is simply unwanted sound. Though the apartments at Piermont are built to the relevant Building Code with respect to noise, they are not noise proof. Noise will travel through walls, entry doors and via open balcony doors to adjacent apartments. Remember that in an apartment environment, you do have neighbours very close by; please keep all audio devices (stereos, TVs especially those through home theatre) at conversational levels. Please do not be offended if someone requests you to reduce noise which you may not have been aware was excessive. If you are disrupted by excessive and or prolonged noise that is intruding on your quiet peace & enjoyment of your property, please take the initiative immediately contacting those in the apartment responsible for the noise/behavior, asking them to modify their behavior. If this action is unsuccessful in resolving the disturbance, the following action is recommended: o Contact the WCC Council Noise Control on o If you deem the disturbance to be dangerous to yourself or others, please do not hesitate to dial 111 and ask for the Police o Notify ADMINISTRATE - preferably by - advising them of the time and date of the disturbance, the apartment that it was coming from, the nature and impact of the disturbance as well as any action taken by yourself to abate the matter. The last point is particularly important in order to build up a record of persistent offenders so that the Committee has good evidence to form the basis for taking action under the Body Corporate rules Power failure In the event of a power failure affecting the building, 1. A battery operated system will ensure that EXIT signs remain illuminated and emergency lighting is situated in all stairwells and car park areas.

8 2. If you are in a lift at the time of a power failure the lift will stop and you must use the emergency lift telephone to call the lift company who will attend and release you. 3. The exit roller door in the car park can be opened using the manual chain. 4. The door keypads de-activate when the power is off enabling the doors to open without security tags Residents Notice Board For your convenience, there is a residents notice board beside the door to the rubbish room. This notice board is provided to aide in the communication of relevant events and issues within Piermont, and may include such things as a newsletter, notification of people moving in or out, items for sale or rent and other issues. Please check with the Body Corporate if in doubt about placing anything on this notice board. Items of a commercial nature will be removed from the notice board Rubbish Disposal Piermont's rubbish room is located at the western access to the foyer from the ground floor car park. Bins are available for domestic & recyclable daily waste only. All general domestic household rubbish (for landfill) must be bagged before being put in the general bin. As the bins are communal and service 69 apartments, your apartments approximate daily "share" is limited to what would fit in an under sink kitchen tidy. Over-full bins indicate others are using more than their share, which is likely to incur an extra charge on the body Corporate. Do not overfill bins or leave items of rubbish on the rubbish room floor if the bins are full. The Committee will endeavour through use of CCTV cameras to establish who the non compliant residents are. Recycle bins are available for either Please Mixed containers (bottles, jars, plastic) or Cardboard ONLY; All other paper products are General Waste for landfill disposal Rinse or clean mixed containers before disposal. Sort recyclables Clear Cardboard boxes of plastic or polystyrene foam inserts and must be broken down to flat before being put in the bin. It is your responsibility to make arrangements to dispose of excessive non domestic or bulky waste. Please do not leave domestic recycling or other rubbish on the footpath for the City Council to collect Sky Television The building is wired for free to air channels, Freeview and Sky digital television services. For new residents to the apartments looking for technical support to set up your Sky decoder, call Sky Television and request Sky Technician # This technician is the buildings contractor and knows the installation well. In the event there are any other issues with the reception of either free to air or Sky, owners are to contact the

9 Building Manager; tenants must engage the building manager through their landlord or the owners property manager Sprinklers Sprinkler heads in the apartment must be treated with care as they are delicate. Damage to them may result in setting off the sprinkler causing widespread water damage for which the owner will be held liable Telephone In the event of a telephone failure you may need to advise your supplier that there is a communications room off the ground floor garage, this room is a secure area and is locked at all times. Access for contractors can be organised through ADMINISTRATE Window cleaning and building wash The outside of all windows and external facets of the building are cleaned at least once a year by the Body Corporate. However, owners are responsible for keeping all accessible glass clean specifically the windows inside of apartments, balcony sliding doors and windows, as well as the inside of the balcony glass. It is highly recommended that balcony fittings (including the external light fittings) are regularly washed by owners to offset the buildup of sea spray on the stainless steel fittings. 3. TENANTED APARTMENTS If you have rented your apartment to tenants please ensure that your tenant(s) are provided with: a copy of the Body Corporate Rules and this document the Tenant Guidelines for Living at Piermont; and the original Red Fire Information pack referred to at 2.11 above Both the rules and this Handbook can be viewed online at: Please note that under the Body Corporate Rules, every owner, when creating a lease or tenancy, must notify the Body Corporate secretariat (ADMINISTRATE) in writing of the name of their tenant(s). They must also ensure that under the Residential Tenancy Act and the Unit Titles Act 2010 the Body Corporate Rules is required to be appended to the Residential Tenancy Agreement and the tenants will abide by such rules as part of the tenancy arrangement To assist owners/landlords in this respect, the Committee has prepared a short guide for tenants living at Piermont and recommends that this is also handed to the tenant(s) at the start of their tenancy. These guidelines are set out in Appendix 3 to this Handbook and include a pro forma letter for landlords to send to their tenant(s) to confirm that their legal obligations have been met. A copy of the guidelines and pro forma letter can also be found on the Piermont website at the above address

10 4. STRUCTURAL ALTERATIONS AND ADDITIONS Apartment owners are required to obtain prior approval of the Body Corporate Committee before undertaking any building work that in any way alters the external appearance of the building, making any installation or construction on an outside deck or balcony, or carrying out any structural or building alterations to the interior of an apartment. 5. MOVING PROCEDURE A Moving Policy and Procedure has been developed by the Body Corporate Committee to ensure that disruption to residents and damage to the internal and external common areas are minimised during a move in or out of the building. This Policy and Procedure is set out in detail in Appendix 1 to this Handbook and all owners and occupiers are expected to comply with the policy when organising any moves in relation to their apartment Briefly, the Policy requires prior notification to the Body Corporate via ADMINISTRATE of the proposed date for moving at least 1 week prior to your moving date, with pre and postmoving inspections being undertaken in conjunction with at least one Body Corporate Committee member. The purpose of the pre-inspection is to determine the extent of any pre-existing damage to common areas that may be used during the move. All moving residents will be required to sign a Moving Agreement in the form of that set out in Appendix 2 to this Handbook. This agreement will be provided by ADMINISTRATE or at the time of the Pre-Move Inspection Moving notification slips and a lift-stop key and lift covers will be made available by the Body Corporate. The moving notification slips should be placed in the mail boxes of residents who may be affected by your move giving the approximate dates and times of your move and also placed on the notice board next to the rubbish room. Following your move, a post-move inspection will be completed with the moving parties and at the Body Corporate Committee member who attended the pre-move inspection. The purpose of the pre-inspection is to determine the extent of any damage to common areas that may was caused during the move. Damage caused by moving will be charged to those responsible 6. APARTMENT SALES On the sale of an apartment, a copy of this Handbook should be given to the new owner with particular attention drawn to the Moving Policy Details of the new owner must be supplied to ADMINISTRATE. Pre contract & Pre Settlement documentation will be made available to vendors & purchasers from ADMINISTRATE, the latter with a copy of the Moving Policy and Procedure and Moving Agreement.

11 7. INSURANCE Insurance premium costs are a major item in the BC budget and are recovered via body corporate levies. The building is insured for replacement value plus floor coverings and contents in common areas; there is also a property owners Public and Statutory Liability policy as well as Directors and Officers Liability insurance for the Committee. Each individual apartment owner is responsible for insuring their own household contents and personal effects, including carpet, curtains and removable whiteware Some owners may consider that because the building is secure and the risk of fire and burglary minimal, insurance is unnecessary. However, even a minor earthquake could result in the breakage of ornaments or a small kitchen fire which could result in costly smoke damage. Of particular importance is the personal liability insurances that can be part of a home contents policy. This provides protection from legal liability resulting from damage to another person's property arising from the insured's negligence, such as an overflowing basin or laundry tub damaging the property below. The Body Corporate Committee recommends that each apartment owner or tenant takes out household contents insurance at an appropriate level of cover and ensures that the cover includes a liability section Any claims made under the Body Corporate insurance must be done through the Body Corporate via ADMINISTRATE 8. BODY CORPORATE LEVIES Levies are intended to cover the costs of running the building and include the cost of rubbish removal, building cleaning, building insurance, lighting of common areas, security systems, lift maintenance, metered water, exterior maintenance, building warranties, insurance valuations, contract management and secretarial services, etc. The amount of the levy is set by the Body Corporate at its AGM each year (around September) based on a budget approved at that meeting. The Body Corporate levies are payable quarterly in advance by automatic payment at the beginning of each quarter (1st of January, 1st of April, 1st of July and 1st of October) and are the responsibility of the owner. Payment of these must be made by the due date. Failure to do so will incur a late payment penalty charge under the Unit Titles Act Owners and or tenants are responsible for paying their own rates, power, contents insurance, repairs and apartment maintenance costs.

12 APPENDIX 1: PIERMONT MOVING POLICY AND PROCEDURE Policy Residents moving into or out of a Piermont Apartment will do so with minimal disruption to other residents and no damage to common areas. In the case of damage to the common areas, the moving residents are held responsible for the damage and any costs occurred in rectifying damage caused Procedure The following moving procedure has been developed by the Body Corporate to ensure that disruption to residents and damage to the internal and external common areas are minimised during a move in or out of the building Moving Procedure. 1. Notify the Body Corporate via ADMINISTRATE of your date for moving at least 1 week prior to your moving date 2. A pre-inspection will be completed with the moving parties and at least one Body Corporate Committee Member. The purpose of the pre-inspection is to determine the extent of any pre-existing damage to common areas that may be used during the move 3. Prior to the move, all moving residents will sign the Moving Agreement in the attached form 4. Moving notification slips and a lift-stop key will be provided by the Body Corporate Committee member. Please use the moving notification slips to notify residents who may be affected by your move of the approximate dates and times of your move by placing these in the letter boxes of the apartments in your wing, and on the notice board next to the Rubbish room 5. The moving resident must inform their moving company that: (i) Under no circumstances must the front entrance door or lift doors be wedged open (ii) The common area floors and walls, including in the lift, must be protected against damage by the use of blankets and lift covers. Lift covers are kept in the cleaning cupboard in the rubbish room (iii) Hallways and lifts must not be blocked for use by other residents (iv) Damage caused by moving will be charged to those responsible or the moving resident (v) If using a lift stop key, please be aware of the need for other residents to use these lifts, and do not block the use of lifts so as to inconvenience other residents (vi) If possible, and to avoid the use of the front door, use the garage exit to move furniture in or out of the building. The roller door will stay open when you press the red button to the left of the exit 6. Following your move, a post move inspection will be completed with the moving parties and a member of the Body Corporate Committee. The purpose of the post-inspection is to determine the extent of any damage to common areas that may have been caused during the move

13 APPENDIX 2: PIERMONT BODY CORPORATE MOVING AGREEMENT Information Required Data Name of Moving Residents (Moving Resident): Apartment Number (moving from/to): Owner or Tenant? If tenant, please supply name of owner or Property Manager: New Address (for residents moving out): Contact Number(s) Address Date and Approximate Time of Move: Pre-inspection Completed Name of Committee Member involved in Inspections Name & Contact details of intended Moving Company

14 Moving Agreement 1) The Moving Resident has read and understood the Moving Procedure for residents relocating to or from Piermont Apartments. 2) The Moving Resident undertakes to comply with all policies and procedures outlined in the Piermont Moving Policy and Procedure. 3) The Moving Resident, by signing this agreement, acknowledges full responsibility and liability for any damage caused to the common areas used during their move, and undertakes within 5 days of the damage occurring to either: a) Agree with the Piermont Body Corporate Committee the names of approved trades people who will repair the damage to a professional and workman like standard, so as to return the areas back to the standard expected in Piermont at his/her cost; or b) instructing the Piermont Body Corporate Committee to repair the damage on their behalf, the cost of which will then be charged to the person signing the declaration. 4) The Moving Resident acknowledges that any damage be repaired within 30 days of damage occurring or later by mutual agreement between the Moving Resident and the Body Corporate Committee. 5) Should the Moving Resident not advise the Body Corporate within 5 working days of the damage occurring the date by when the repairs will be made, or does not instruct the Body Corporate Committee to repair the damage, the Body Corporate Committee will arrange to have the damage repaired with all associated costs of the work to be invoiced to the owner of the apartment at the date this agreement was signed. I agree to the conditions of this Moving Agreement, together with the state and condition of the Common Areas as shown on the Moving Inspection Checklist which was completed prior to my move. Signed by Name Signature Moving Resident Body Corporate Representative