The Building Manager is responsible for the overall and day to day maintenance of the Hero Apartment Building, its operations and improvements.
The Building Manager gives effect to the relevant decisions of the Hero Owners Corporation Committee to ensure the building is well managed in the interests of all owners and the wellbeing of the Hero community. It is the policy of the Hero Owners Corporation Committee to have a Residential Building Manager with an onsite presence.
Currently, the Building Management Company contracted to Hero Owners Corporations is Centric Facilities Management Pty Ltd with services supplied by its Director, as the Resident Building Manager, Daniel Hanily.
Legislation Regulations and Hero Rules
All works take place as required by the Owners Corporation Act Victoria 2006, Owners Corporations Regulations 2018 Model Rules, the Hero Rules and decisions of the Hero Owners Corporation Committee. You can view the Hero Rules here.
- Owners of Hero Apartments are automatically members of Owners Corporations 1 and 2
- The boundaries of the Owners Corporations at the Hero Apartment Building are set out in the Hero Plan of Subdivision registered at Land Victoria.
- Owners Corporations have statutory duties and powers as set out in the Legislation Regulations, Model Rules and their own Rules.
Hero Owners Corporations
Hero has three Owners Corporations.
OC No.1 Plan No. 428294T covers the skin of the building, the front entrance from Russell Street and most of the Russell Street foyer as well as both the stairwells (Russell Street end and Coromandel Place end). It includes all the mechanical and fire services which apply to residential apartments, retail and hospitality businesses.
OC No. 2 Plan No. 428294T covers corridors to residential apartments, access to and parts of the carpark, residential amenities, residential lifts and the Russell Street and Little Collins Street foyers. Apartment owners pay for maintenance and cleaning of residential common property and amenities.
OC No. 3 covers the stairs to the retail and hospitality businesses in the basement.
Building Manager’s Responsibilities
The Building Manager is a resident in the Building with an on-site presence, keeping an eye on what is going on, assessing maintenance needs, overseeing contractors, fixing some things on the spot, reporting to the Owners Corporations for the immediate and future planning in terms of the following:
- Ensuring the provision of compliant, high-performance standards for building operations and services in line with Owners Corporation Committee decisions
- Contributing input to the Maintenance Plan
- Overseeing services provided by the Owners Corporations in relation to common property and assets in line with decisions of the Owners Corporation Committee and in consultation with the Owners Corporation Manager as appropriate. See common property and assets at the end of this section.
- Input to Annual Budgets
- Acquiring and advising on quotes for contracts
- Checking and approving relevant invoices for payment
- Maintaining all service records and reports
- Maintaining up-to-date, detailed records of all security keys, security fobs and car park remotes
- Keeping a log of works and the attendance of contractors
- Ensuring incidents of concern are recorded with the Owners Corporation Manager
Engagement and Oversight of Contractors
- Advising the Owners Corporations regarding maintenance contracts, suppliers and contractors, performance measures, qualifications, certifications, insurance
- Overseeing day-to-day work of all contractors on site
- Contributing input to the Contracts and Agreements Register
- Providing Occupational Health and Safety inductions to contractors and others as appropriate
- Overseeing day to day access and security of the building
- Providing up-to-date details for a Security Register, kept by the Owners Corporation Manager, of all security keys, security fobs and carpark remotes
- Distributing security fobs, security keys and carpark remotes
- Responding to alarms, emergencies, security patrols as required
- Providing occasional out of hours security, as agreed with the Owners Corporation Committee
Health and Safety
- Ensuring hazards and incidents of concern are reported to the Owners Corporation Manager
- Acting immediately to rectify and/or make safe any hazards with follow up mitigation
- Ensuring all essential safety measures are complied with
- Ensuring all service, maintenance and repairs are attended to in accordance with Occupational Health and Safety protocols
- Providing input to the Safety and Compliance Register
Reporting and Meetings
- Reporting regularly to the Hero Owners Corporation Committee and the Owners Corporation Manager
- Attending and reporting to meetings of the Owners Corporation Committee, Sub Committees and the Annual General Meeting
- Availability is Monday – Friday: 7:00am to 4:00pm and after-hours emergencies. Residents should keep in mind that the Building Manager is not available 24/7 except in case of emergencies
- Overseeing move ins, move outs and large/heavy deliveries
- Notifying signed up residents of specific events and instructions via SMS
- Posting notices in line with the Owners Corporation Committee decisions
- Directing residents to information as appropriate, eg evacuation diagrams, this website
Hero Common Property & Assets
Responsibilities of the Hero Owners Corporations focus on common property and all that goes with it.
The Building Manager works every day assessing the common property and assets of the building, often consulting with the Owners Corporation Manager, advising the Committee and implementing its decisions, so contributing to a host of services.
Owners and residents should be aware how many, how varied and how valuable these services are. They add to the amenity and value of the building and its apartments.
At Hero common property and assets include: Physical areas, infrastructure, facilities, and systems, fixtures, fittings, chattels, equipment and services.
- Areas; Russell Street and Little Collins Street foyers, corridors, stairwells, the skin of the building, roof, loading bay, basements and passages, the entrance outside the Russell Street foyer, front steps and ramp, carpark entrance, carpark ramp and areas not included in lot titles or storage cages of owners
- Infrastructure, facilities and systems: Plant and equipment, fire systems and equipment, water and air flows, the cooling tower, LED and other lighting, lifts, lift wells, solar panels and inverters, electricity and gas, metres, collective hot water, security systems, air space, pipes and structural walls. All shared wiring and cabling for utilities, telephone, television, internet and electricity are common assets on common property.
- Fixtures, fittings, chattels and equipment: Artworks, sculptures, plaques, mailboxes, bicycles racks, waste and recycling bins, the worm farm, carpets/flooring, pillars and walls on Russell Street, signage, office furniture, computers and equipment, roof anchor points, various doors
- Services: Waste and recycling collections, worm farm services, internal cleaning, external window cleaning, overall maintenance, the website, painting, repairs, capital works
The Owners Corporation Committee, the Owners Corporation Manager and the Building Manager share the following ongoing responsibilities.
- Monitoring and reporting on the state of common property and assets
- Ensuring all areas and systems are functional, compliant and of a high standard
- Ensuring the architectural integrity and appearance of the Building is maintained in line with Hero Rules
- Ensuring all common areas are accessible as required
- Investigating options for improvements, innovations, upgrades, replacements and capital works
- Maintenance, cleaning, repairs, painting
- Metering and apportioning costs of maintenance, replacements, capital works and services
- Dealing with liabilities and costs for damage to common property, assets and services
- Seeking advice from the Owners Corporation Manager about what is common property and what is private property as required