The importance of strong relationships with tradespeople
The Persistent Tradie Shortage: Challenges in Sourcing Skilled Workers The tradie shortage has worsened, making it hard to ‘nail down’ a plumber, electrician or carpenter – which is usually ASAP. And it’s a problem we’ll be battling until the end of 2023, possibly longer, according to the Housing Industry Association (HIA). It’s why relationships are so vital – and at BMAUS, we have established relationships with a range of qualified, trusted contractors to help keep the buildings we manage well-maintained – whether it’s regular maintenance or repairs. Building Strong Relationships: BMAUS’ Approach to Trusted Contractors “There has been a skills shortage for a while, but it’s been exacerbated by the current building and renovation boom combined with pandemic, not to mention recent flood/water damage. Tradies are in hot demand, it’s as simple as that,” says Ben Mees, BMAUS General Manager. “Our building managers have contacts across plumbing, HVAC, electrical, building, cleaning and more. They know how to select and keep good tradespeople and other contractors, which enables them to secure them quickly and get them on site to start maintenance and repairs rapidly. Our building managers know the value of a tradie who turns up when they say they will, are considerate of residents and consistently deliver high-quality work.” The Impact of the Skills Shortage on Building Maintenance Securing a good tradie asap when as an unexpected incident occurs not only reduces inconvenience to residents but often stops smaller issues from turning into bigger, most costly ones. “The strata managers and owners corporations of BMAUS-managed buildings have added peace of mind, as our building managers help reduce the incidence of costly ‘emergency’ repairs and reparations. This is because they ensure regular maintenance by their trusted tradies of their building’s elevators, HVAC system, security systems, and other fixtures and finishes. This is yet another benefit to having a BMAUS building manager,” adds Mees. Fast-tracking repairs BMAUS building managers can also help fast-track repair work by streamlining the entire process – from sourcing quotes from tradespeople and liaising with the Strata Managers and/or Owners’ Corporations, through to coordinating work schedules and monitoring them while in the building to ensure they are adhering to strata rules and doing a quality job. In addition to alerting residents of upcoming works and reducing disruption to their day, our building managers also ensure the building is protected while work is carried out, which can include ensuring protective floor and elevator wall coverings are used.
The power of a building management committee
Identifying Challenges at World Tower Low Rise When a prominent Sydney CBD high-rise was experiencing a range of challenges, all it took was a simple solution. Learn more about how BMAUS identified and resolved the problems. Managing a mixed-use tower with a large number of owner-occupiers and residents can often present unique challenges. So, when World Tower Low Rise, a prominent and thriving Sydney CBD high-rise, began experiencing a variety of issues, including cost blow-outs in its facilities management, improper allocation of costs, a lack of budgeting for capital works, and overcrowding issues, BMAUS knew a simple but powerful solution was needed to resolve the issues: the creation of a Building Management Committee (BMC). The BMC exists to regulate or manage the shared facilities and the shared costs of those facilities. They are established through the building’s Strata Management Statement (SMS), which provides regulations on the establishment of the committee and its duties, as well as guidelines for dispute management and fair and proper allocation of shared costs of facilities to lot owners. That’s why BMAUS knew a BMC was crucial for World Tower Low Rise. “With almost 30 years’ experience managing multi-use high-rise buildings, we identify issues quickly and can recommend effective resolutions,” explains BMAUS’ Andrew Veron. “When we discovered the issues the World Tower Low Rise was experiencing, we recommended the creation of a BMC to the strata manager, who would act as a committee member. BMCs are vital for helping maintain cost-efficient buildings and giving owners and residents peace of mind.” Veron describes World Tower Low Rise as a “complex building”. “It comprises private residential apartments, the hotel-style Meriton Suites, and office and retail spread over 84 floors. Being able to understand the complexities requires a higher level of administrative processes, and building knowledge is vital,” says Veron. Given the complex nature of the building and the BMC’s focus on shared facilities, it was decided that BMAUS’ General Manager Ben Mees was the best person to attend BMC meetings as a representative for the strata management. “Each committee member represents a different part of World Tower: BMAUS represents the Low Rise, a resident represents the Mid Rise, and Meriton represents their serviced apartments. Ben is highly suitable for the role of representative as he’s aware that each of the stratum – residential, retail and commercial – uses the shared facilities and common areas differently and has different facilities and associated costs,” explains Veron. BMAUS’ Involvement in BMC Meetings Before each meeting, Mees consults with World Tower’s building manager and receptionist to gain current information on the facilities and common areas. “The team’s thorough knowledge of the building’s facilities and their condition, running costs and end-of-life proves vital in BMC meetings, as it assists the committee members with discussing and passing decisions on the management of shared facilities, including budget forecasting and planning, repairs and upgrades scheduling, and fair sharing of costs associated with these facilities,” Mees says. “Having a BMC has made an enormous difference to the effective running of the building.” Expanding the BMC Solution to Other Managed Buildings: The Case of VSQ1 in Zetland World Tower Low Rise isn’t the only building BMAUS has suggested a BMC for. It also identified the need for a BMC in another building it manages – VSQ1 in Zetland. “It’s important to think outside the square and develop solutions to fit the unique requirements of the building, owners corporation and the owners and residents,” says Veron.
The cost benefits of having a building manager
Role of a building manager in minimising costs While a building manager may seem like an extra expense, they can help you minimise costs in the medium to long term. Onsite building managers are there to monitor, enhance protect your investment; the building is their business. A building management role is multi-faceted and the cost of employing a single building manager can be significantly less than contracting individual roles simultaneously. So, what do building managers do? In a snapshot, they’re responsible for making sure all communal areas of the block are kept in good order – things like maintaining garden and recreational areas, ensuring communal lighting is working, maintaining lifts and stairways, maintaining carparks, ensuring foyers are kept clean, arranging repairs and maintenance on foyer and carpark doors, ensuring move-ins and move-outs are done according to protocols and without disrupting residents – and the list goes on. An effective building manager will have a team of people around them that can deal with any issue and meet whatever needs might arise. Having a building manager removes hassles and saves time for strata managers and owners corporations. It means: • lower repair costs: our building managers have previously established relationships with tradespeople and contractors. It’s also their job to ensure contractors are providing good value for money. • peace of mind: our building managers are in charge of organising maintenance and repairs, and ensuring they’re completed swiftly, effectively and to a high standard while causing minimal disruption to owners and tenants. They also manage preventative maintenance activities to extend the life of assets, increase productivity, improve overall efficiency and reduce maintenance costs. It’s more cost-effective than costly reactive repairs. What can you expect from a BMAUS building manager? Increased security measures Health and safety compliance They undertake regular inspections of common areas to ensure they’re maintained to a high standard They source and manage professional maintenance staff, tradespeople and contractors They know the ‘ins and outs’ of the building, with a focus on having it operate at its peak at all times They realise efficiencies and cost savings through our procurement initiatives Budgeting They understand the intricate daily management of a building They have a sharp focus on building and fire safety, and procurement efficiencies They use start-of-the-art technology to assist with managing a building effectively
Eight reasons why you need a building manager
Here are 8 reasons why you should consider a building manager If you have a large strata scheme – whether it’s residential apartments or mixed-use lots – a specialist building manager can be an excellent investment. A building manager works closely with strata managers and owner corporations to help ensure the smooth running of your building, ensure it’s well maintained and looked after, and enhance its value. 1. Organising and managing repairs and maintenance Building managers – whether they’re full time or part time – are responsible for maintaining all areas of common property. They provide on-site oversight of all tradespeople and any repairs and maintenance work, ensuring it’s completed quickly and to a high standard while causing minimal disruption to residents and tenants. They have established relationships with a wide range of contractors and tradespeople so can obtain better rates, and they can deal with emergencies quickly and efficiently. They also plan and implement longer-term maintenance and repair programs, ensuring a streamlined approach to managing the value of your block. In addition. 2. Building managers are readily on hand to deal with the inevitable emergency whether it’s a broken garage door, broken down lifts, or hot water system. 3. They know the property intimately It means they can identify issues when they’re small and have them fixed before they turn into a larger problem. They also ensure building compliance and safety is maintained. 4. Assisting with the upholding of by-laws While building managers can’t enforce by-laws, they can ensure all owners are across the by-laws. 5. Providing additional services to enhance the appeal of your building Such as concierges, security, cleaning and valet parking. 6. Assisting with the move in, move out process This ensures minimal disruption to residents and guests, as well as aiding and assisting with current and new residents to navigate the process with ease and with minimal issues. 7. Communication conduit When it comes to the overall ‘health’ of your building, building managers often act as the conduit of communication between residents, strata managers and the owners corporation. 8. Peace of mind One of the greatest advantages of having a specialist building manager is the peace of mind it provides. You can rest assured everything will be taken care of swiftly and effectively if you commit the management of your block to a competent organisation. Building managers help to create and maintain a harmonious and positive community.
The asset register is the backbone of the building management
In the world of building management, a single document serves as the crucial foundation for efficient operation: that is, the Asset Register.
