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.
