Complete Apartment Operations and Maintenance Manual

178 Pages·2016·34.48 MB·English

Apartment Operations and Maintenance Manual

NORTH APARTMENTS

PROBUILD-39-375-2.0 Page 1
Apartment Operations and Maintenance Manual

Contents
NORTH APARTMENTS 1
1.0 INTRODUCTION 5
2.0 SAFETY IN YOUR APARTMENT 6
2.1. Emergency Evacuation Procedure 6
2.2. Fire System 6
2.3. Emergency Lighting System 6
2.4. Balcony and Terrace Furniture 6
2.5. Car Park Entry/Exit 6
3.0 OPERATION OF YOUR APARTMENT 7
3.1. General Notes on Warranties 7
3.2. Cleaning and Maintenance 7
3.3. Condensation in Apartments 8
3.4. Drainage System 8
4.0 APPLIANCES 9
4.1. Cook Top (Gas) 9
4.2. Oven 9
4.3. Range Hood 9
4.4. Dishwasher 10
4.5. Air Conditioning 10
5.0 SYSTEMS 11
5.1. Bathroom & Laundry Exhaust 11
5.2. Kitchen Exhaust 11
5.3. Switchboard 11
5.4. TV Connections 12
5.5. Phone and Data Connections (NBN) 12
5.6. Sprinkler System 12
5.7. Smoke Detectors 12
5.8. Thermal Detectors 12
5.9. Hose Reels / Fire Extinguishers / Fire Hydrants / Fire Escape Doors 13
5.10. Garbage Disposal 13
5.11. Security System – Remotes, Fobs and Keys 13
5.12. Pedestrian Access and Intercom System 14
6.0 FITTINGS AND FIXTURES 15
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6.1. Light Fittings 15
6.2. Hot Water System 15
6.3. Cold Water 15
6.4. Laundries 15
6.5. Carpet 15
6.6. Painted Surfaces 16
6.7. Inter-tenancy Walls: 17
6.8. Kitchen and Bathroom Joinery 17
6.9. Bedroom Wardrobes 18
6.10. Stone Bench tops & Splashbacks 18
6.11. Shower Screens 19
6.12. Mirrors 19
6.13. Tiled Surfaces 20
6.14. Timber Floors 20
6.15. Hardware 21
7.0 WINDOWS AND BALCONIES 22
7.1. Windows, Glazed sliding, Glazed swing and Aluminium Window Frames 22
7.2. Curtain Wall Glazing – North Tower 22
7.3. Winter Gardens, Balconies and Terraces 23
8.0 MISCELLANEOUS 25
8.1. Storage Cages 25
8.2. Bike Racks 25
8.3. Pool, Sauna, Gym and Changerooms 25
9.0 SUSTAINABLILITY 26
9.1. Master Off Ceiling Light Switch 26
9.2. Rainwater Collection System 26
9.3. Solar Power 26
9.4. Energy Monitoring 26
10.0 FAULT OR ISSUE RESOLUTION 27
10.1. What to do if I have a fault or issue? 27
10.2. Appliance fault or issue? 27
10.3. Other fault or issue. 27
10.4. Fault Rectification Process / Issue ID user manual 27
11.0 ISSUES ID USER MANUAL 28
12.0 ISSUE NOTIFICATION PROCESS 30
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13.0 APPENDIX 31
13.1. Electricity and Hot Water Supply – WINEnergy 31
13.2. Phone and Internet Connections – NBN Users Guide 31
13.3. Rangehood Operation Manual 31
13.4. Cooktop Operation Manual 31
13.5. Oven Operation Manual 31
13.6. Air Conditioner Manual 31
13.7. Intercom Manual 31
13.8. Apartment Smoke Detector Technical Data Sheet 31
13.9. Material Finishes Schedule 31

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Apartment Operations and Maintenance Manual

1.0 INTRODUCTION
Welcome to your new apartment at North, 23-33 Blackwood St, North Melbourne 3051, developed by United Asia
Group, designed by SJB Architects and constructed by Probuild Pty Ltd. There are 449 apartments over 19 levels
with retail on ground floor and a 3 level basement carpark. In addition, North Apartments also incorporates
consulting suites on level 1 and Leukaemia Foundation ‘Building of Hope’ on part of level 2, both accessed from
Flemington Road.
The apartments have been designed to maximise natural light, provide both spacious open plan living areas and
complement an inner city lifestyle with contemporary building amenities.
The purpose of this Operations and Maintenance Manual is to provide you with information on your new home to
make the transition to living at North Apartments as smooth and as enjoyable as possible.
In this document you will find useful information on your apartment features including basic appliance operation and
important warranty information, fixture and finishes care and maintenance instructions, local area contacts and
building management. Living in an apartment community may be a new experience for some of the residents, so
we invite you to read through this manual carefully as it contains many responses to frequently asked questions
applicable to high rise buildings.
First time apartment residents are often not aware of certain aspects of apartment living that, in some instances,
can be dangerous to yourself and/or others. Please familiarise yourself with the emergency evacuation procedure in
the safety section of this manual. Pay particular attention when entering and exiting through the car park, pressure
differences when opening and closing doors/windows and strong wind gusts on balconies, which can blow outdoor
furniture into glass or over balustrades.
The nature of apartment living may mean you are exposed to new and different sounds in your apartment, which
may take a period of adjustment. Examples include noise from outside, from other apartments, or from mechanical
systems such as lifts and vents. Your apartment has been designed and tested by an acoustic professional to
ensure partitions and systems are within acceptable limits. Exercise common courtesy throughout the building,
particularly when moving around communal areas or when making use of your balcony; excessive inhabitant noise
is not acceptable by law. Please make yourself aware of owner corporation by-laws relating to the ‘quiet enjoyment’
and ‘noise pollution’ in and around your apartment. You should contact your Building Manager for guidance in the
case of excessive noise.
Your apartment is your responsibility, however if an issue arises which is not referred to in this manual and it is not
able to be resolved, then the Building Manager may be able to assist. Please note that the Building Manager’s
responsibility is to manage the common property.
Common facilities available for the exclusive use of residents include the ground floor garden, gym and sauna,
together with the Pool and BBQ area located on level 6. Refer to the Building Management and Owners
Corporatation rules for further details.
Accordingly, you will need to have your own insurance policy, be it either a householders / landlord’s or Tenants
policy in order to cover your fittings and contents. You should ensure that this policy covers your legal liability within
your apartment.
In all cases with faults or other issues / queries related to your apartment or the complex contact the
Building Manager first who will assist to rectify the situation.

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2.0 SAFETY IN YOUR APARTMENT
2.1. Emergency Evacuation Procedure
To report an emergency, call “000” on any fixed or mobile phone.
You are advised to familiarise yourself with emergency exits and review the Emergency Evacuation Plan included
in your Apartment Pack. You may wish to display this plan up in your apartment for future reference.
In the event of an emergency, listen for the following audible notifications to know when to evacuate:
– “Beep, Beep, Beep” - Wait in your apartment, but prepare to evacuate.
– “Whoop, Whoop, Whoop, Emergency, Evacuate Now” - Evacuate the building.
Evacuation speakers are located throughout the building, including one speaker in every bedroom.
Evacuate via the emergency exit stairs. Do not use the lift in the event of a fire.
2.2. Fire System
The central fire alarm can be activated by one of the following:
– Sprinkler head activation in apartments, common areas or car park;
– Thermal and/or smoke detector activated in a common area;
– Fire manual call point (Break Glass) located in common areas;
The Fire Brigade will be called automatically if the central fire alarm is activated.
The audible smoke detectors in your apartment lounge and bedrooms will not activate the central fire alarm and the
fire brigade will not be called.
2.3. Emergency Lighting System
Battery powered backup lighting will activate in the common area lobbies in the event of a power outage. There are
no emergency lights in your apartment. Keep a battery torch in an accessible place of your apartment i.e. kitchen
drawer, for use in the event of a power outage. You need only evacuate the building during a power failure if the
evacuation alarm sounds.
2.4. Balcony and Terrace Furniture
Apartment buildings from time to time are exposed to strong wind gusts and updrafts. Strong wind gusts have been
known to move and uplift furniture and other items on balconies and terrace areas. This can create a potential risk
to people and property from falling objects.
It is recommended that all outdoor furniture is secured to prevent movement from uplift by wind and also to exercise
care to avoid leaving any item on a balcony which may be susceptible to wind. Residents are reminded of their Duty
of Care to ensure the safety of other occupants and the general public. If mechanical fixings are intended to secure
anything on balconies they must be properly installed by a qualified tradesman to ensure that waterproof
membranes etc. are not compromised or damaged. Please consult with the Building Manager and Owners
Corporation and ensure written approval is issued before any such fixings are installed.
2.5. Car Park Entry/Exit
The car park entry is a high frequency traffic area at North. With 280 car parks and 139 bicycle spaces all using the
car park entry on Blackwood Street, it is very important to exercise caution when moving through the industrial tilt
door. Do not ‘tail-gate’ other vehicles entering and exiting the car park and be alert for pedestrians and cyclists

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3.0 OPERATION OF YOUR APARTMENT
3.1. General Notes on Warranties
Strict adherence to the operating and maintenance requirements noted in this manual, as well as appliance
operating manuals included in the apartment packs, will ensure the useful and proper operating life of your
appliances and systems. Strict adherence will also ensure applicable levels of cover and periods of manufacturer
warranties will not be voided.
It should be noted that Probuild’s (Builder) warranty does not cover the following:
– Any defects resulting from overloading, misuse, negligence, accident or other cause beyond the direct control of
Probuild. Refer to the Probuild Body Corporate Operation and Maintenance manuals for details of allowable
structural loadings etc.;
– Any defects resulting from the installation of any accessories or options undertaken by others;
– Any rectification, modification or other work required due to alterations performed by others;
– Any consequential damages or repair work necessitated due to continued usage after a defect has, or should
have become apparent to the purchaser or user i.e. protracted unreasonable water damage as a result of a water
leak failing to be repaired in a timely manner;
– Deterioration or exposure or damage due to natural causes and is limited to correction against defects in materials
or workmanship i.e. carpet fading through excessive exposure to sunlight etc;
– It is the responsibility and obligation of the purchaser to properly service and maintain the property. Light fittings,
filters etc. that are the subject to normal wear and tear type processes are not covered. To maintain warranty the
purchaser must adhere to a reasonable maintenance and service schedule as described within this manual and
as per normal property management processes. This maintenance and servicing is at the owner or tenant’s
expense. Failure to adhere to this maintenance and service regime may void warranty;
– Warranty will not be considered applicable if Probuild is not notified of an existing or alleged defect during the
applicable warranty period.
3.2. Cleaning and Maintenance
As the apartment owner, you are responsible for the cleaning and maintenance of your apartment, including (where
applicable) your balcony, terrace, garage, storage area.
The Apartment Operations Manual aims to provide a helpful guide on the cleaning and maintenance of your
apartment, which can be carried out safely and easily.
In all instances you should refer to the product manufactures cleaning and maintenance guides that are included in
your Operations and Maintenance pack.
Any work to be carried out where there is a potential fall risk, must be carried out by a qualified tradesperson in
accordance with all relevant legislation, codes and guidelines.
For your safety, as well as that of other residents and the general public:
– Consult the product manufacturer’s recommended cleaning and maintenance guide manual;
– Untrained or unlicensed persons should not attempt to service or alter electrical, communications, gas, water or
plumbing fixtures or services. Licensed tradespeople must be used at all times to complete these works;
– Children should always be supervised particularly on balconies or external areas;
– Do not stand on furniture to clean, service or repair any item. It is suggested you use an approved work
platform suitable for the task;
– Do not stand on a raised platform, air conditioner condenser or object of any height on balconies adjacent to
windows or stairs;
– Do not lean out of windows or over balconies to clean, service or repair any item.
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3.3. Condensation in Apartments
Condensation may occur on cold surfaces if the internal air humidity of your apartment is too high. When humid air
comes in contact with a cold surface i.e. a window, vapour is extracted from the cooling air and forms condensation.
Condensation can cause water damage or mould if left unchecked. Room heaters, steam from cooking, washing
dishes or clothes, steam from bathrooms or drying damp clothes in a tumble dryer all increase air humidity within
your apartment.
Abnormal heating of apartments i.e. above 23, will create unavoidable condensation. Damage from condensation
in this instance will be the sole responsibility of the user.
Condensation can be avoided if humid air is removed and replaced by drier air. This can be achieved by natural or
mechanical ventilation, as per the following instructions:
– Use exhaust fans in bathrooms and ensuites when showering, and in laundries when tumble drying clothes;
– Run kitchen rangehood at all times when cooking;
– Simultaneous use of bathroom/ensuite exhaust fans with the kitchen rangehood may require additional fresh air
to run efficiently and prevent condensation, in which case open one window in the living room;
– Open windows and doors throughout apartment where available, weather permitting;
– If cold weather prevents opening of windows and doors at night, use natural ventilation during the day to dry out
the apartment;
– Use the dehumidification setting on your air conditioner. Please note that extended use of your air conditioner
may result in higher electricity and running costs. You need only use the air conditioner when weather conditions
prevent natural ventilation and condensation begins to form on cold surfaces within your apartment. Your air
conditioner will run most efficiently with all windows and doors closed;
3.4. Drainage System
The stormwater drainage system at North Apartments, including floor drains located on your balcony, have been
designed to comply Building Code of Australia (BCA) and local planning conditions. In the event of a major
downpour, residents and the Building Manager should be aware that the drainage system may not have capacity to
deal with excessive water volumes for a period of time. This situation is similar to suburban streets where the
design capacity of the drainage system is unable to cope with high intensity storms and local flooding may occur. In
order to provide the best opportunity to minimise the likelihood of local flooding to any part of the property, it is
important that drains and overflows / outlets are kept clean and clear.
Probuild recommends regular monthly cleaning of the overflow drainage systems, especially prior to a major
downpour. It is the residents’ responsibility to maintain their own balcony floor drains and overflows. Drains are
typically located below the airconditoner condenser. This inner city location is subject to windblown debris, including
plastic bags, leaf matter etc. that can block drains and overflows. Reasonable preventative maintenance is
essential and we recommend that the floor wastes and overflows are immediately cleaned if any blockage is
observed. Owners and tenants should arrange for monthly inspections and cleaning if the apartment is left
unoccupied.
Evidence of reasonable maintenance will be required by Probuild in all cases of water related damage or defects.

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4.0 APPLIANCES
Your new apartment includes high quality appliances by Ilve and Artusi. For the fastest servicing of appliances, all
faults should be directed to the relevant manufacturer’s service department using the contact details listed below.
The manufacturer's information and instruction booklets for each appliance are included in the apartment packs.
The building manager has been provided with a copy of all installation manuals for your appliances, should a
licenced technician need to remove or replace any units. All servicing, removal or replacement of any appliances
must be performed by a licenced technician to ensure warranties will not be voided.
Please ensure the circuit breakers in your apartment electrical switchboard must be switched ON before your
appliance will operate. Refer to the ‘Switchboard’ section in this manual for further information.
4.1. Cook Top (Gas)
Make: ILVE
Model: ILGP46X
The cook top is located in the kitchen within the bench top. It is controlled via push down knobs. The cook top
contains 4 Gas Burners. The powerpoint and gas isolation valve for the cooktop is located behind the cutlery
drawer. Open the drawer fully and lift to remove (no tools required).

For more detailed instructions, refer to the attached user’s manual.

Warranty: 2 years
Contact: Eurolinx Pty Ltd
Phone: [phone]
Apartment cooktop gas usage is not individually metered. The cost of cooktop gas usage for the entire building is
administered by the body corporate. Contact the body corporate for further information.
4.2. Oven
Make: ILVE
Model: ILO690X

For more detailed instructions, refer to the attached user’s manual.

Warranty: 2 years
Contact: Eurolinx Pty Ltd
Phone: [phone]
4.3. Range Hood
Make: Artusi
Model: AUM60
The range hood is located over the cook top. To operate the range hood please see the user manual for basic
operating instructions.
To ensure correct operation of the range hood:
– The metal grease filter must be cleaned at least once a month with soapy water or in a dishwasher.
– Check mountings for vibration monthly.
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
For more detailed instructions, refer to the attached user’s manual.

Warranty: 2 years
Contact: Eurolinx Pty Ltd
Phone: [phone]
4.4. Dishwasher
Make: ILVE
Model: IVDSI/2
The dishwasher is located below the kitchen bench and is built into the joinery. To operate the dishwasher, please
refer to the user’s manual for dishwasher basic operating instructions.

For more detailed instructions, refer to the attached user’s manual.
Warranty: 2 years
Contact: Eurolinx Pty Ltd
Phone: [phone]

4.5. Air Conditioning
Make: Mitsubshi Electric
Model: MSZ-G Series (Refer to serial number on unit for Model Number)
The air conditioning system is controlled via a wireless remote control. Filters in head units should be removed and
cleaned regularly to maintain optimum level of operation.
The system contains a condenser unit which is located externally on your balcony. For the system to function
correctly, please ensure that nothing is kept in front of the fan on the condenser unit and that it is not used as a seat
or climbing device. Please note black condensers (installed to some apartments) were a custom order and cannot
be upgraded or replaced in black.
Please refer to attached operating instructions for further information including heating and cooling capacities and
energy ratings.

Please refer to attached operating instructions for further information.
Warranty: 5 Years
Contact: Mitsubishi Electric
Phone: [phone]
Quote: (Model Number / Seriel Number) – located on unit

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