Maintenance Info

Welcome

Welcome to your Luxcon residence.

This manual has been compiled to provide you with the essential information relating to the maintenance of your property.
This guide details the care and maintenance of your apartment. We hope you’ll find these guides useful, and we welcome you as a Luxcon VIP Owner.

Essential information

Please note:
Instructions contained in this Manual are intended to assist you to fully enjoy your Apartment. They will cover many, but not all, potential circumstances that may arise from time to time. We recommend that you refer to the manuals provided by the produce manufacturer for information on appliances. For finishes and fittings, please ensure that you refer to the information contained herein for the care of these items. Whilst we endeavor to maintain the highest level of service at all times, this information is provided by third parties. Failure to follow these care and maintenance instructions may void any warranties.

Contents

  1. Apartment Maintenance Requirements
    1. Emergency Contact Details
    2. General Apartment Maintenance
    3. Corrective Maintenance
    4. Reporting Defects
    5. Insurance Repairs
    6. Apartment Material Cleaning & Maintenance
    7. Tiling
      1. General Description & Properties
      2. Cleaning Agents
      3. Routine Cleaning
      4. Recommended Maintenance Procedure
    8. Balcony Tiling
      1. General Description & Cleaning Requirements
    9. Joinery, including Laminate Bench tops
      1. Laminate & Melamine Surfaces
      2. Mirrors & Glass
      3. Doors & Drawer Hardware
    10. Balustrading
      1. Glass surfaces (If Applicable)
      2. Glass Staining (If Applicable)
      3. Stainless Steel Surfaces
      4. What not to do
      5. If Damage Occurs
    11. Windows & Window Frames
      1. Inspections
      2. Tracks
      3. Cleaning of Frames
      4. Replacement of Glass
    12. Sliding Door Operation
      1. Sliding Doors
    13. Paint Finish
    14. Walls & Ceilings
    15. Tap ware & Bathroom Fittings
      1. Cleaning
    16. Glass including Shower screens
      1. Glass Elements
      2. Cleaning Methods
    17. Hardware & Doors
      1. Doors
      2. Cleaning Technique: Door Furniture
      3. Cylinders
      4. Hinges
      5. Door Closers
      6. Locks, Latches & Panic Equipment
      7. Lever Handles
    18. Miscellaneous Items
      1. Whitegoods
      2. Sealants
    19. Summary of General Cleaning Tips
  2. Owner’s Manual
    1. By Laws under the Strata Plan
    2. Access & Entry
    3. Vehicular Access
    4. Gas & Hydraulic Services
    5. Electrical Services
    6. Mechanical Services
      1. Exhaust / Ventilation System
      2. Apartment Exhaust Ventilation Systems
      3. Removable Painted Ceilings & Bulkhead Access Panel
    7. Fire Protection Services
      1. Annual Certificate of Fire Safety Measures
    8. Lift Services
    9. Communication System
      1. MATV (free to air)
      2. Telephone Services
    10. Garbage Disposal & Recycling
    11. Mail Delivery
  3. Appliances
  4. Maintenance Schedule

1.0 Apartment Maintenance Requirements

1.1 Emergency Contact Details

FOR AFTER HOURS
EMERGENCY ONLY
FOR REPAIRS WHICH CANNOT WAIT UNTIL THE FOLLOWING WORKING DAY
ELECTRICAL: “Greenstar Electrical” PH: (02) 6242 6124
PLUMBING: “Dynamite Plumbing” PH: 0417 433 417

1.2 General Apartment Maintenance

Each resident is responsible for the maintenance and up-keep of the internal area and external balcony areas of their apartment. To maintain the investment value of the apartment it is recommended that residents undertake regular cleaning, taking particular notice of the flooring, the wet areas (i.e. kitchen and bathrooms) and all timber and metal surfaces.
Due to the high quality of finishes, the implementation of a thorough maintenance and cleaning program is essential to minimize maintenance costs and ensure warranties are not compromised. Included within the manual is a recommended maintenance program that should be implemented for all apartments.
Should you encounter an item that you believe is incomplete work or a defect item, you will need to fill in a Defects Form which can be found in the quick links of the website on the VIP Owner’s page.

1.3 Corrective Maintenance

Corrective Maintenance or repairs maybe required to the common areas as a result of accidental or other damage or machinery breakdown. This is the responsibility of the Owners’ Corporation to address. If you identify any damage or deterioration of the building or its services and equipment, please contact the Building Manager who will notify the Strata Manager and seek instruction to arrange for the necessary repairs.
The development contains numerous components that are subject to wear and tear or may break down over time as a result of that wear and tear. Therefore regular inspection, repair and/or replacement is required periodically. If a product has failed during its manufacturer’s warranty period please contact the manufacturer. Please refer to warranties included in section 4 of this Guide.

1.4 Reporting Defects

Luxcon Group and its sub¬contractors have made every effort to ensure your apartment is defect free. However, we understand that sometimes things do go wrong.
If you encounter a problem with an appliance, please refer to the appliance warranty included in this manual in the first instance.
In the event of an emergency, please contact the Building Manager.

1.5 Insurance Repairs

If, from time to time, damage occurs to the building, it is covered by the building insurance policy, the Facilities Manager will arrange for the repair works to be carried out as required.

1.6 Apartment Maintenance Cleaning & Maintenance

Individual owners are responsible for cleaning and maintenance inside their apartment. The following cleaning and maintenance methods of the generic materials listed will help you maintain the material surfaces applicable to your apartment.

1.7 Tiling

1.7.1 General Description & Properties

Ceramic wall tiles require little maintenance and are easily kept clean by regular sweeping and then washing with warm water to which a soapless detergent has been added. Unglazed finishes will not be damaged by the occasional use of scouring powder, pumice blocks or bleach to remove particularly stubborn blemishes. However, it should be noted that regular use of scrub and rinse cleaning machines fitted with abrasive pads, other than the finest grades, is likely to damage the surface and may result in gradual loss of thickness in the wear layer.

1.7.2 Cleaning Agents

Effective cleaning usually can be achieved by normal washing or scrubbing with warm water and a neutral sulfate-free detergent. Greasy deposits can be removed with a detergent incorporating an organic solvent or a highly-alkaline detergent (pH>9), but these should be used for only occasional cleaning. It is essential that a detergent used on a regular basis is of a type recommended for cleaning. The occasional use of abrasive cleaners can be beneficial but should be restricted to unglazed floor finishes.
It is important to ensure that the cleaning agent is completely removed by a final rinsing with clean water. Household soaps are not recommended, as they tend to leave a slippery scum, particularly in hard water areas.

1.7.3 Routine Cleaning

Cleaning of all surfaces should be limited to mopping with a weak mixture of neutral detergent and water, then rinsing with water. Avoid streaking and detergent build up by using the minimum amount of detergent possible in the dilution.
Clean using a weak mixture of neutral detergent and water applied with a stiff nylon brush to remove in ground dirt, then mopping and rinsing with water. Cleaning may consist of one or a combination of the following methods:

  • Washing and wiping (squeegeeing) dry with a window cleaning brush on an extended pole. In this instance a low concentration of mild neutral pH detergent shall be added to the washing water, and a trial shall be carried out prior to widespread cleaning to ensure that the surface of the tiles are not affected by the particular detergent used.
  • Localized scrubbing with a nylon bristle brush to remove encrusted soiling. The soiling shall first be thoroughly wet with water and optional detergent in a low concentration, and shall be regularly flushed during scrubbing to ensure that over cleaning does not occur.
  • Localized washing with a cloth. In this instance a low concentration of mild neutral pH detergent shall be added to the washing water, and a trial shall be carried out prior to widespread cleaning to ensure that the surface of the tiles are not affected by the particular detergent used.
1.7.4 Recommended Maintenance Procedures

If the above procedures are maintained, no further maintenance should be required for the life span of the tiling

Stain Removal

Stains should be treated immediately before they are absorbed into the surface of the tiles. The longer the tiles are left unattended to, the harder it will be to remove them.
Following are some procedures for removal although depending on the circumstance and the surface they have affected, these may only reduce them:

Ink, Dyes or Non Fat Stains

Mix Plaster of Paris and pure bleach to a consistency similar to that of toothpaste. Spread on the stain and allow drying for approximately 30 minutes. Brush area with trichloroethylene until sufficiently wetted. Remove with a wooden scraper and stiff brush after 3 hours and rinse with water.

Oils or Fats

Mix Plaster of Paris and pure bleach to a consistency similar to that of toothpaste. Spread on the stain and allow drying for approximately 30 minutes. Brush area with trichloroethylene until sufficiently wetted. Remove with a wooden scraper and stiff brush after 3 hours and rise with water

Caution

Do not clean with or use the following materials on the surfaces unless prior professional advice is sought:-

  1. Preparations containing Acids or Alkalis
  2. Solvents such as Acetone, etc
  3. Petroleum products
  4. Wax or sealers
  5. High pressure water blasters
  6. Steam Cleaners

Use of the above products may be detrimental to the tiles or grout, unless carefully planned.

1.8 Balcony Tiling

1.8.1 General Description & Cleaning Requirements

All balconies and terraces to apartments are installed on sand and cement bed. General check for debris and cleaning of the drain is required annually.

1.9 Joinery

1.9.1 Laminate & Melamine Surfaces

Laminate & melamine surfaces are located within the kitchen, bathroom, storage and wardrobe cupboards of your apartment.

Do not place hot items directly onto your laminate surfaces. Apartment owners should avoid scourers and abrasives – they will damage the surface. Keep waxes and polishes well away as they merely dull the natural shine. Do not place burning cigarettes onto laminate surfaces.

CARE AND MAINTENANCE

A damp cloth removes spills and greasy spots. Rub with a clean, dry cloth to bring back brightness. Occasionally clean with warm soapy water. To remove heavy build-up of dirt use Windex spray cleaner. Use Windex spray cleaner for best results. Wipe off with a clean, dry cloth. Repeat if necessary. Gently brush persistent dirt spots with Windex spray cleaner and a soft nylon bristle nailbrush or toothbrush. Wipe down with a damp cloth or Windex spray cleaner.

Rub over with a soft dry cloth. Never use abrasive cleaners. Wipe off spills or marks promptly with a soft cloth and warm soapy water. Never use abrasive cleaners – even those in liquid form – as they will impair the surface. Also never use solvents on metallic laminates. Aquaplane is an easy-care surface for wet area walls. Clean with a damp cloth or Windex spray cleaner. Remove soapy build-up with mentholated spirits then wipe down with a hot damp cloth. Use a soft damp cloth or Windex spray cleaner to clean Color Core surfacing material. A damp cloth removes spills and greasy spots. Rub with a clean, dry cloth to bring back brightness. Occasionally clean with warm soapy water. To remove heavy build-up of dirt use Windex spray cleaner.

Streaks: Streaky marks sometimes show on dark colours after cleaning. Windex spray cleaner should wipe them away.
Grease: Clean, soapy water will deal with greasy marks. Dab, wait and wipe away. Finish off with Windex spray cleaner.
Spills: Laminate surfaces resist staining from most household chemicals. With some accidental spills, however, you must take prompt action. Wipe off juices, concentrated bleach, oven cleaners, dishwasher detergents and artificial dyes or hair colouring immediately. Specialty glue types such as Super Glue must also be removed immediately with acetone (nail polish remover). Note: some solvent base texture pens may leave permanent marks unless removed immediately.
Stains: Methylated spirits or 2 or 3 light rubs with a crème cleanser may help if the stain won’t budge with Extra Strength Windex. As a last resort dab stain with a diluted bleach mixture (1 part bleach to 8 parts water), leave 3 minutes then remove. Finish off with Extra Strength Windex. Note that this method may bleach the surface.
Scratches: Laminate surfaces will withstand normal wear and tear, but can be damaged by scratching or cutting with utensils, knives and unglazed pottery. Darker colours will show scratches more readily than lighter colours. In general, dark colours and high gloss surfaces require more care and maintenance than lighter colours/lower gloss. To minimize scratching, always place and lift objects from the surface – never drag or slide them across the surface. Cleaning up couldn’t be easier Most spills simply wipe away with a damp cloth or Windex spray cleaner. Rubbing gently with a clean, dry cloth brings back the brightness.
1.9.2 Mirrors & Glass

Generally a wipe over with a clean soft damp cloth will be sufficient to keep surfaces clean. More resistant marks will need to be removed with a soapy, detergent mix or a glass cleaner. Another alternative cleaner that may be used is methylated spirits diluted in hot water. Whilst cleaning mirrors we strongly advise that the cleaning product should not come into contact with any edge of the mirror. Do not use the following:

  • Silicon based cleaners
  • Polish
  • Steel wool or Abrasive materials
  • Strongly acidic products

Damaged Mirrors or Glass

Damaged mirrors or glass cannot be repaired, they must be replaced.

1.9.3 Doors & Drawer Hardware

Door and drawer hardware should be clean from all dust & grit at all times to maintain a high level of function. Use a clean, soft, damp cloth to polish and remove fingerprints and dirt from hardware. Oil, grease, household cleaners, window cleaning solutions, abrasive cleaners, bleaches, solvents and other chemical compounds should not be applied to any hardware as they may remove protective coatings or scratch and remove finishes. Keys and other sharp objects should be kept from striking the hardware also. If the hardware fails The Body Corporate should be contacted as soon as possible for an assessment & repairs.

1.10 Balustrading

1.10.1 Glass Surface (If Applicable)

Cleaning of the glass is necessary and essential to maintain the aesthetics performance. For normal cleaning, the use of a soft, clean, grit free cloth and a mild soap, detergent, or slightly acidic (vinegar) cleaning solution is recommended.

Rinse immediately with clean water and remove excess water with a squeegee, taking care to prevent metal parts of cleaning equipment to come in contact with glass surface. If glass staining is evident, it is advisable to contact the technical department of the glass manufacturer.

1.10.2 Glass Staining (If Applicable)

Glass is inert to most acids, only phosphoric and hydrochloric acids are harmful. Either of these in concentrate form will rapidly etch the glass surface, staining can become severe in less than one hour. Alkaline materials will attack the glass surface and in concentrate form will also etch rapidly. Diluted alkaline solutions are often used as glass cleaners and the attack on the glass surface is extremely slow, however, even though the concentration may be low, the glass surface should be thoroughly rinsed after cleaning to avoid staining. Some of the more common alkaline solutions are ammonia, trisodium phosphate (used in diluted form as a commercial glass cleaner).

Staining of glass installed in buildings is most often a result of an attack by alkaline materials. It is difficult to prevent some alkaline materials from washing over glass; the most common of these is caused from run-off of rain from unsealed concrete panels and water joints. If this occurs, the glass should be washed as soon as practically possible to minimize the chances of alkaline staining.

The assessment of the severity and the subsequent removal method of staining should be carried out by consulting the technical department of the glass manufacturer.

1.10.3 Stainless Steel Surfaces

All grades of stainless steel can stain and discolor as a result of long term surface deposits and can never be accepted as completely maintenance free. In order to achieve maximum corrosion resistance, the surface of the stainless steel must be kept clean. Surface contamination and the formation of deposits must be prevented. These deposits may be minute particles of iron or rust from other sources used on the building of the new premises and not removed until after the stainless steel items have been fixed. Industrial and even naturally occurring atmospheric conditions can produce deposits, which can be equally as corrosive, e.g., salt deposits from marine conditions. Strong acid solutions are sometimes used to clean masonry and tiling of buildings but these should never be permitted to come in contact with metals, including stainless steel.

Routine Cleaning

For routine cleaning use soap or mild detergent and warm water. Sponge, rinse with clean water, wipe dry, if necessary. Follow polish lines.

Finger Prints

Soap and warm water or organic solvent (e.g. acetone, alcohol, methylated spirits). Rinse with clean water and wipe dry. Follow polish lines.

Stubborn Stains and Discoloration

Mild cleaning solutions, such as Jif or specialty stainless steel cleaners are recommended. Use rag, sponge or fibre brush (soft nylon or natural bristle). An old toothbrush can be useful). Rinse well with clean water and wipe dry. Follow polish lines.

Lime Deposits from Hard Water

Solution of one part vinegar to three parts water. Sponge on or soak in solution then brush to loosen. Rinse well with clean water, wipe dry. Follow polish lines.

Oil or Grease Marks

Use Organic solvents (e.g. acetone, alcohol, methylated sprits, proprietary “safety solvents”). Soak or sponge on solution then clean after with soap and water, rinse with clean water and dry. Follow polish lines.

Rust and Other Corrosion Products, Embedded or Adhering “Free Iron”

Rust stains can be removed by adding one part of nitric acid to nine parts of warm water. Leave for 30 to 60 minutes, then wash off with plenty of water and flush any drains thoroughly. Rinse well with clean water. Wear rubber gloves, mix the solution in a glass container and be very careful with the acid (see precautions for acid cleaners).

Scratches on Polished (Satin) Finish

Slight scratches – use impregnated nylon pads. Polish with scurf dressed with Iron-free abrasives for deeper scratches. Follow polish lines. Then clean with soap or detergent as for routine cleaning. Do not use ordinary steel wool – iron particles can become embedded on stainless steel and cause further surface problems. Stainless steel and “Scotch-brite” scouring pads are satisfactory.

1.10.4 What Not To Do
  • Do not store or place other material in contact with the glass (This can damage the glass or create a heat trap leading to thermal breakage).
  • Never use abrasive cleaners on glass. Scouring pads or other harsh materials must not be used to clean windows or other glass products. Powder based cleaners are to be avoided.
  • Avoid causing extreme temperature changes as this may lead to thermal fracture of the glass, i.e., do not splash hot water on cold glass or freezing water on hot glass. Some tapes or adhesives can stain or damage glass surfaces. Avoid using such materials unless they are known to be easily removed.
1.10.5 If Damage Occurs
  • If glass is damaged or broken on-site ensure that experienced glaziers are engaged to rectify the situation.
  • Glass can be a safety hazard if not handled properly.

1.11 Windows & Windows Frames

1.11.1 Inspections

Inspections of the windows are required frequently to check for evidence of corrosion. Should any symptoms be found, contact the Building Manager who can arrange a more thorough inspection.

1.11.2 Tracks

To keep the sliding windows and doors operating smoothly, the tracks should be cleaned monthly or more regularly if grit has built up in the track. To clean the track, simply vacuum or sweep the full length of the track.

1.11.3 Cleaning of Frames

Cleaning is essential if the fine finish of powder-coated aluminum is to be preserved and the original performance characteristics are to be maintained. Deterioration of the coating occurs mainly as a result of ultraviolet light, grime deposition and attack by contaminated moisture; this permits corrosive attack to proceed.

Recommendations for the frequency of cleaning are as follows:

  1. Where grime deposition and pollution are at a minimum, cleaning every six months may be sufficient to remove deposits and restore the appearance.
  2. As a general rule for outdoor applications, powder-coated aluminium should be cleaned at the same frequency as is required for windows, using a nonabrasive cleaning solution. Surfaces should be thoroughly rinsed after cleaning to remove all residues. Please note that solvent solutions should not be used for cleaning powder-coated surfaces.

Regular cleaning is essential if the finish of aluminum is to be preserved over the years. The aim of the cleaning operation is the removal of grime deposited on the surface without causing damage to frame coatings.

The aluminum should be washed with warm water containing a suitable wetting agent or with a mild cleaning solution. Fibre brushes may be used to loosen attached grime but the use of emery paper, sand paper, steel wool or other highly abrasive materials is not recommended as they damage the coating. It is essential to rinse thoroughly after cleaning using applications of clean water, particularly where crevices are present. .

To clean the window frames and sunscreens, use warm water with a mild soap solution. To clean internal areas only, use a soft cloth hand rub. Once clean, rinse the window frames thoroughly with clean water. It is necessary to sponge the surface to rinse. All excess, splashed or spilled cleaning liquids must be removed immediately to prevent damage to adjoining areas.

Do not allow cleaning chemicals to collect on surfaces or to “puddle” on horizontal surfaces and crevices. These should always be flushed with water and dried. Always clean coated surfaces down from top to bottom and follow with a thorough rinsing with clean water. Abrasive products such as sand paper, scourers or steel wool should not be used, as they will scratch the surface.

Inspections of the windows are required frequently to check for evidence of corrosion, i.e. pitting of the powder coating, rust staining, free operation of components, etc. Should any of these symptoms be found, contact the Facilities Manager who can arrange a more thorough inspection.

To keep the sliding windows and doors operating smoothly, the tracks should be cleaned monthly, or more regularly if grit has built up in the track. To clean the track, simply vacuum or sweep the full length of the track.

The operating mechanisms of the automated Louvre blinds to apartments should be operated monthly to ensure they do not seize up. Also these items require regular maintenance.

1.11.4 Replacement of Glass

Any broken glass should be immediately reported to the Building Manager so the area can be made safe and secure, and the glass can be replaced by qualified glaziers, with glass of the correct specification.

Refer to the Operations & Maintenance Manual of your building for further detailed information of care and maintenance.

1.12 Sliding Door Operations

1.12.1 Sliding Doors

Sliding doors have been installed between apartment living rooms and balconies/terraces. To open the sliding doors, the latch should be turned and positioned vertically. The door can be opened by sliding it gently across the tracks. The tracks should be maintained and cleaned at least once a week to ensure dirt and grime do not affect the operation of the sliding door. To close the sliding door, the latch should be turned to a horizontal position, and then key locked.

1.13 Paint Finish

To maintain the high quality paint finish throughout your apartment, regular cleaning of the painted surfaces is required. To remove dust and marks on walls, use a soft wall duster or feather duster and brush lightly. To remove stains, use a mild detergent in conjunction with warm water, and softly rub in a circular motion. Avoid applying heavy pressure or linear movements when undertaken regular cleaning. Such actions will ultimately result in abrasion of the paint and permanent blemishes only reparable by repainting of the finished surface.

It is recommended that your apartment be re-painted at three year intervals or in the case of heavy staining or damage to the painted surface. All surfaces need to be repainted immediately if they are damaged and/or scratched. Failure to do so will result in deterioration of the base material. Please note that unless care is taken when cleaning the apartment, painted surfaces will be marked and scuffed and will therefore require painting at more frequent intervals.

1.14 Walls and ceilings

Care of plasterboard walls and ceilings is dependent on the finish applied to the walls. The relevant care instructions will apply to paint, ceramic tiles, stone or joinery finishes.

The joints between the plasterboard walls, ceilings, doors, joinery and other elements have been designed to allow for the differential movements, as such cracks will appear. These cracks are not defects but are maintenance items that are easily rectified by filling the gaps and painting over.

The most common damage associated with plasterboard occurs during everyday movement around the apartment. In particular, care must be taken during movement of furniture and similar items around the apartment. Should walls, ceilings or shadow lines become damaged, then repair with either a proprietary gap filler or setting plaster and repaint.

No part of the walls or ceiling should be cut /or demolished as it may affect the fire rating and/or acoustic properties of the apartment. Before undertaking such work consult with the Building Manager.

1.15 Tap Ware & Bathroom Fittings

1.15.1 Cleaning

Vitreous China – Vitreous China items are typically apartment basins and toilets. To remove stains, spray a non-solvent and non¬abrasive cleaning solution onto the stained area and wipe clean using a dry non-abrasive soft cloth – allow solution to soak into stain prior to wiping.

Chrome – All tap ware and fittings are finished with polished chrome. These items should be washed with clean water and then dried using a soft cloth. No harsh cleaner, abrasives or chemicals should not used or they may damage the finish.

Stainless Steel – Stainless steel looks best if it’s cleaned regularly with plenty of water, some mild detergent and a soft cloth such as the 3M ScotchBrite high performance cleaning cloth. Alternatively a 1% solution of ammonia can be used, but do not use bleach, as it is too strong. In addition, there are plenty of proprietary cleaning agents on the market. As with all such things care must be taken to ensure the manufacturer’s instructions are adhered to in order to prevent inadvertent damage to the stainless steel.

1.16 Glass including Shower Screens

1.16.1 Glass Elements
  • Clear toughened glass balustrades
1.16.2 Cleaning Methods

Apply methylated spirits with a soft, clean, grit free cloth, or sponge with cleaning solution on the glass in a circular motion, apply light to moderate pressure.

After cleaning with solution rinse the glass surface with clean water, removing all traces of cleaning solution from the glass surface. Using a squeegee or clean lint free dry cloth, remove water from the glass surface. If residue is still evident on the glass repeat the above to avoid staining. All excess, splashed or spilled cleaning liquids must be removed immediately to prevent damage to adjoining areas.

Do not clean glass when glass is exposed to direct sunlight. Glass should be cleaned by starting at the top of the pane of glass systematically working down to glass installed below. This technique reduces the possibility of residue and cleaning solution running down on glass previously cleaned.

All excess, splashed or spilled cleaning liquids must be removed immediately to prevent damage to adjoining areas. Care should be exercised when cleaning all glass surfaces to ensure that gritty cloths, the metal parts of squeegees, or other sharp, hard objects do not scratch the glass surface. Metal scrapers must not be used. Proprietary glass cleaners are not recommended as some of them can cause damage mirrors.

1.17 Hardware and Doors

1.17.1 Doors

Doors in general do not require special maintenance if the following guidelines are followed:

  1. It is essential that nothing is used to hold open a fire door (the front door of the apartment is a fire door) for prolonged periods of time. Should a fire door be “wedged” open, the door closer can be damaged and it in the event of a fire may create a dangerous situation and prevent evacuation of the floor.
  2. External doors and doors in wet areas are sealed on top and bottom when installed. This should be checked for deterioration annually and recoated every three years.
  3. There is no excessive movement in the building structure or dry walls where doors are installed.
  4. Doors and door hardware sets are not dismantled or disassembled, and non-original parts are used for replacement.
  5. Door closer arms are not disconnected; locks and handles are not forced or tampered. Doors are not abused or misused.
  6. Heavy weights or damp objects such as towels must not be hung on doors.
  7. Door hardware (hinges, handles, lock tongues) sets are properly maintained and lubricated occasionally to provide smooth action.
  8. Regular monthly and yearly inspections are required under the E.P. & A. Act for fire and smoke doors. Generally Australian Standard 1851 provides details. This should be carried out by the Building Manager/Owners’ Corporation.
  9. If any alterations are made to the front door (including frame) of the apartment, notify the Building Manager so the door can be checked to ensure the fire rating has not been compromised.
1.17.2 Cleaning Technique: Door Furniture

Finishes on all products are produced to the highest quality standards to ensure they stay in perfect order year after year. However some finishes can deteriorate if they are exposed to corrosive vapors, coastal air, salt spray or humidity. Soft finishes, which include polished brass, polished chrome and satin chrome, are susceptible to discoloration if they come into contact with air, moisture, or paint, particularly in exterior locations and wet areas.

To help slow deterioration, it is suggested to regularly wipe these finishes with a soft non-abrasive cloth and occasionally polishing with a furniture wax.

1.17.3 Cylinders

During cleaning, care should be taken to prevent cleaning solution from entering the cylinder keyway. Never use oil, grease or graphite to lubricate the cylinder; this may result in a malfunction of the mechanism.

1.17.4 Hinges

All hinges should be checked for tightness and lubricated once a year. Where hinges are fixed on the exterior of a building it may be necessary to lubricate more often.

1.17.5 Door Closers

Each door closer should be inspected once a year for oil leakage, tightness of fixings and correct operation. Adjustment of closing and latching speeds should be carried out when required at other times.

1.17.6 Locks, Latches & Panic Equipment

All locks and latches should be inspected once a year to ensure that they are operating correctly, with the strike plate correctly bent to ensure smooth action of the latch bolt so that the door closes correctly. Occasional lubrication of the latch bolt using an aerosol spray will ensure a smooth action.

1.17.7 Lever Handles

Usually the lever handles will not require adjustment. However, all fixings should be checked for tightness at the yearly/maintenance inspection check for fire certificate as per AS 1851.7. Any loose fixings should be adjusted. Badly fitted furniture can cause interference with the operation of the lock and, at the same time, damage the bearing surface of the furniture. If badly fitted furniture becomes apparent, please contact the Building Manager to arrange rectification.

1.18 Miscellaneous Items

1.18.1 White goods

To remove stains, spray a non-solvent and non-abrasive cleaning solution onto stained area and wipe clean using a dry non-abrasive soft cloth – allow solution to soak into stain prior to wiping. Where provided the manufactures instructions are to be followed in the maintenance of these items. If a product has failed during its manufactures warranty period contact the manufacturer and/or Harvey Norman Commercial so the situation can be reviewed and an appropriate course of action taken.

Please refer to specific operations and maintenance instructions manuals from manufacturers, located within your apartment information pack.

1.18.2 Sealants

Silicone Sealants are used in a number of locations in the apartments; particularly at the joints of colour back glass, splash backs, tile and wall joints. It is imperative that the sealant is inspected for deterioration at regular intervals of six months. If damage or undue deterioration is observed suitable repairs must be executed. Failure to do so may cause damage to fixtures, fittings or finishes in the apartment and adjoining areas.

The sealant will need to be replaced as a minimum every three (3) years to maintain its appearance and integrity. We recommend this work be carried out by suitably skilled tradesman.

1.19 Summary of General Cleaning Tips

Over cleaning or excessive rubbing can do more harm than good. Strong solvents or strong cleaner concentrations can cause damage to painted surfaces. Always test a small area first in an unobtrusive location. Avoid abrasive cleaners and scouring pads. Abrasive material such as steel wool and abrasive brushes can abrade, wear and harm finishes.

Cleaning under adverse conditions may result in streaking or staining. Ideally, cleaning should be done in shade at moderate temperature. Never use paint removers, aggressive alkaline, acid or abrasive cleaners.

Follow manufacturers’ recommendations for mixing and diluting cleaners.

To prevent marking make sure cleaning sponges, cloths etc. are grit free and rinsed regularly.

2.0 Owners Manual

2.1 By-Laws under the Strata Plan

All owners should read and abide by the By-Laws, which set out the rights and obligations of all parties involved within the building.

Refer to By-Laws as identified in the Building Strata Plan developed by the Body Corporate.

2.2 Access & Entry

Your building has been designed to provide secure living. On this basis, all apartment owners have been provided fob/security cards to enable authorized access only. These cards can be used to gain entry to the building, in one simple motion, slide the proximity card in front of the reader. The signal will then change from red to green to indicate access has been granted. Vehicle access to building is through entry driveway. Residential access to the building is from basement lifts and residential foyers . Your fob/security cards will also need to be used to gain access to the lift.

2.3 Vehicular Access

Vehicular access is provided via entry to basement level parking. To maintain access control across the premises, owners will be issued smart fobs, which operate the garage entry gates, permitting access to apartment owners’ individual car parking spaces. Residential parking spaces are separate to commercial parking spaces.

2.4 Gas & Hydraulic Services

Refer to the Plumbing As Built Drawings for location, operation and maintenance of plant and equipment in the building. This is located with your Building Manager.

Particular care should be taken to maintain the following:

  • Operational description of all equipment;
  • Manufacturers requirements;
  • Cleaning out and maintaining sub soil drains and pits;
  • Maintaining clear access to all storm water pits, grates and pumps to prevent flooding in extreme weather conditions.

For safety the gas system requires testing for leaks bi-annually. This test should be carried out by a licensed gas fitter. Additionally if gas is smelt in the apartment the system and appliances should be inspected and repaired immediately.

2.5 Electrical Services

Electrical systems, inclusive of security, lighting, power, television and telephones are not high maintenance items. When any faults are discovered they should be rectified immediately.

2.6 Mechanical Services

All maintenance of mechanical services must be carried out as per warranty, which is attached in the mechanical services manual.

The mechanical system comprises of:

  • Apartment Exhaust Ventilation;
  • Switch and pump room and HW heater room supply ventilation.
  • Garbage room ventilation.
2.6.1 Exhaust / Ventilation Systems

The exhaust fan and ventilation systems allow the flow of air and assist with the removal of Carbon monoxide gases within the levels of the complex for control of pollution.

2.6.2 Apartment Exhaust Ventilation System

The exhaust fan in each bathroom / ensuite will assist with removal of steam and humid conditions within the bathroom, prolonging the life of the bathroom finishes. The removable ceiling diffuser should be cleaned every 4 months with a soapy cloth and dried prior to replacement.

2.6.3 Removable Painted Ceiling and Bulkhead Access Panels

Ceiling panels are to facilitate easy access to mechanical ventilation fans and fire dampers.

A flat blade screwdriver is required to open the access panels. Care must be taken not to damage finished surfaces or air seals.

2.7 Fire Protection Services

A complete automatic fire alarm system has been installed throughout the building. The smoke and heat detectors are linked to a Fire Indicator Panel (FIP) / Fire Fan Control Panel (FFCP) located on the ground floor lobby.

The FIP Operation and Instruction Manual are located in the Body Corporate Manual.

Operation of any smoke detector within an apartment shall activate the internal smoke alarms in that apartment.

Operation of any smoke or heat detector within the common areas, the Plant Room, Main Electrical Switchboard shall place the building in Fire Alarm Mode and the following functions will occur:

  • Building occupant warning system will operate;
  • Building sprinkler system will be activated;
  • Local fire alarm bell and evacuation siren will operate;
  • A signal via phone line is sent to the NSW Fire Brigade is notified to attend the scene.

The use and storage of any dangerous goods in this development must be in accordance with the relevant Australian Installation & Maintenance Standards, including AS 1940:2005.

2.7.1 Annual Certification of Fire Safety Measures

Please note that annual certification of the building’s Fire Safety Measures is the statutory responsibility of the building owner. The Fire Safety Certificates can be found in the Fire Indicator Panel and a copy is located within the Body Corporate Manual.

Safety measures include: Fire doors, smoke detectors and heat detectors, fire dampers, automatic fire detection and alarm.

2.8 Lift Services

Refer to the Schindler Elevators Operations & Maintenance Manual for operating and maintenance procedures. This is located with your Building Manager.

It is recommended that a protective blanket be fitted in place while occupants move furniture in and out of the building. This will help protect the wall finishes. It is the responsibility of the building occupiers to take all necessary care whilst moving furniture, in order not to damage the lift wall and floor finishes.

2.9 Communication Systems

Please refer to the Video Intercom for instructions and for information on maintaining all communication services. This is located with your Building Manager.

2.9.1 MATV (Free to Air)

A Master Antenna Television System (MATV) has been installed to receive and distribute the Sydney TV “free to air” digital and analogue channels including ABC, SBS, Seven, Nine and Ten.

The system is able to receive and distribute VHF and/or UHF Channels.

2.9.2 Telephone System

An approved communications reticulation and block cabling system has been installed within this building. Telstra cabling leads in to the Main Electrical Switch room located on Basement and is then distributed within the complex.

2.10 Garbage Disposal and Recycling

Bins for residential use are located on each floor in the designated residential garbage and recycling room. All garbage is to be placed in plastic bags and securely tied to prevent odours escaping.

2.11 Mail Delivery

Each individual apartment has a secure mailbox. The mailboxes are located at the residential entries depending on the location of your apartment. Each mailbox is clearly labeled with an apartment number. These mailboxes are individually keyed and the keys for the box are in the owners pack. Australia Post has been advised of the new street and postal addresses.

3.0 Appliances

Manufacturer’s manuals for the appliances in your apartment have been included in the apartment packs.

4.0 Maintenance Schedule

As previously outlined, it is imperative that a regular cleaning and maintenance program is followed to maintain not only the appearance and value of the development but also the validity of warranties.

The Apartment Maintenance Schedule is a summary of all the maintenance and cleaning requirements detailed in this manual, subcontractor’s manuals and the manufacturer’s manuals.

When cleaning and maintaining the equipment and finishes in the apartment it is essential all the directions in subcontractors and manufacturers manuals are followed, where appropriate the works are carried out by qualified trade’s people.

Additionally when maintaining areas at heights ensure safe access is provided. If there is a danger of a fall or injury, contact the Building Manager so that they can give advice or arrange for the appropriate professionals to complete the maintenance activity.

To demonstrate an adequate maintenance program is being implemented, it is important to document the maintenance activities completed.

Should a need arise where have to call upon a subcontractors’ or manufacturer’s warranty, then Luxcon Group may ask to view the maintenance record to ensure the item(s) were adequately maintained, as required by this manual.

Trade Description Frequency Carried Out By
Painting Fill cracks and repaint 3 Years Occupant/Qualified Trades person
Door hardware (Locks) Check and remove dirt and grime from hardware Monthly Occupant
Door hardware (Locks) Lubricate locking mechanism Yearly Occupant
Doors Check operation of door closer on front entry door and check fire tag (door closer is not to be removed from the front entry door) Fire doors must be certified yearly Quarterly Occupant
Doors Seal/Paint top and bottom of wet area doors 3 Yearly Occupant
Doors Check hinges for tightness and lubricate Annually Occupant
Doors Check and clean door furniture for correct operation, tightness, lubricate bolts and rectify where required Annually Occupant
Doors Check entry door seals and rectify where required 6 Monthly Occupant
Replace door seals to entry 5 years Occupant
Hydraulic – Stormwater Check and remove silt and debris from balcony drain point Annually Occupant
Hydraulic – Sewer Clean all traps under sinks or debris Annually Occupant/Plumber
Hydraulic – Sewer Check all pipes for firm connection and leaks and make good as required 6 Monthly Occupant/Plumber
Hydraulic – Sewer Pour litres of water into the laundry floor waste to restore the water seal Monthly Occupant
Hydraulic – Hot water Inspect and check hot water system pipe work, valves and traps 6 Monthly Plumber
Hydraulic – Gas Service Inspection for leaks in gas pipe work, by 10 minute registration of meter 6 Monthly Licensed Plumber
Sanitary Appliances Tighten holding bolts and hinges on toilet seats, check for leaks and correct operation of cistern Annually Occupant/Plumber
Balustrades Thorough cleaning of the Aluminum to prevent surface contamination build up Quarterly Occupant
Balustrades Clean off contaminants from glass Monthly Occupant
Balustrades Clean Aluminum to remove tea staining Yearly or as required Occupant
Mechanical Check for wear and tear and for excessive vibration and noise Quarterly Mechanical Services Technician
Mechanical Report on general condition of equipment Yearly Mechanical Technician
Mechanical Check and report on condition of all flexible connections, brackets and pipe supports Quarterly Mechanical Services Technician
Mechanical Inspect for corrosion and treat as appropriate Quarterly Mechanical Services Technician
Joinery Regular cleaning of laminate surfaces Fortnightly Occupant
Joinery Clean/Wipe off spills from laminate surfaces Immediately Occupant
Joinery Inspect, lubricate and adjust to align joinery door handles, hinges, draw runners and integrated panels 6 Monthly Occupant/ Tradesperson
Appliances Read Operating instructions prior to first use First Use Occupant
Appliances Clean and maintain the appliance as per the manufacturers guidelines 6 Monthly Occupant
Appliances Inspect and clean range hood filters Monthly Occupant
Mirrors Clean mirrors, check for any cracks or imperfections Fortnightly Occupant
Waterproof membrane Check for cracks, splits, damaged finishes and chaulking Quarterly Occupant
Waterproof membrane Visual inspection of cracks, splits or other damage in wet area finishes. Check adjacent areas for damp patches, mould/mildew, stained, blistered or flaking paint, strong musty odours. Monthly Occupant
Windows Clean powder coated aluminum 6 Monthly Occupant
Windows Inspection and lubrication of window/door hardware and weather seals. Replace worn parts as required. 6 Monthly Qualified Trades person
Windows Visual inspection externally and internally of windows and doors, including glass, aluminum and surface coatings to identify abnormalities or damage. Repair/Replace as necessary. 6 Monthly Occupant
Electrical Clean light fittings internally after switching off the power at the apartment switchboard Annually Occupant
Electrical Clean light fittings externally after switching off the power at the apartment switchboard Quarterly Occupant
Electrical Replace Light bulbs As Required Occupant/ Electrician
Electrical Testing of safety switches earth leakage tripping mechanism Monthly Electrician
Electrical Inspection of the apartment smoke detector, clean sensor and replace any expired batteries Quarterly Electrician
Carpet Regular cleaning of carpet (vacuuming) Daily Occupant
Carpet Cleaning of spills on carpet Immediately Occupant
Carpet Wet cleaning of carpet to remove soiling not removed in daily maintenance Yearly Occupant
Carpet Replace Carpet in the apartment 5 Yearly Occupant
Tiles Regular cleaning of tiles Weekly Occupant
Tiles Cleaning of spills on tiles Immediately Occupant
Tiles Regular cleaning of kitchen and family tiled areas. Daily Occupant