al bateen residences at jbr · 04 4200135 (8:30 am to 5pm, sun –thurs) facility management: call...

ASSET MANAGEMENT SALES LEASING

VALUATION & ADVISORY SALES MANAGEMENT OWNERS ASSOCIATION

THE USEFUL NUMBERS

OWNERS ASSOCIATION OFFICE: 04 4200135 (8:30 am to 5pm, Sun –Thurs)

FACILITY MANAGEMENT: CALL CENTRE 04 2207614, 056 2094513 (Emergency number)

THE SECURITY TEAM: 055 2245538

August 2017 | Newsletter

AL BATEEN RESIDENCESAT JBR

COMMUNITY UPDATESWIMMING POOL CHILLER

A number of investigations by the supplier have been carried out along with recommended changes to the swimming pool operations. In addition to the above, insulation to the pipe work was installed as seen below.

The temperature of the swimming pool has improved slightly following these changes, however we are still not achieving the desired temperature of 28-30 degrees during the summer months.

The supplier has clarified they miscalculated and additional works are required to obtain the desired temperature. There are discussions ongoing to appoint a 3rd party to verify the changes that the supplier is advising and ensure there are no further errors made. The Interim Owners Board will be provide their approval on the action moving forward to rectify and conclude the situation.

BAD SMELL RECTIFICATION WORKS

Currently we are awaiting feedback from the Developer and Building Contractor Commodore to confirm the status of the remaining eight apartments to be rectified. The Owners Association will be sending an online survey to all residents shortly allowing you provide feedback regarding the works carried out by Commodore, and also advise if you continue to experience any foul smells being received. The Owners Association will continue to follow up with the matter until resolved.

We would like to remind residents that they can approach the Commodore Customer Service Team directly in case of any repeated bad smells in their apartment, please see contact details below.

PROJECT TEAM CONTACTS

IRENE NALE, Tenant Relation and Access Management Email: [email protected] | Mobile: +971 54 441 4963 Landline: +971 2 6515583

MUNTHER TAYYEM, Project Engineer Email: [email protected] | Mobile: +971 55 347 0856



COMMUNITY UPDATE

RECYCLING BINS

We are pleased to announce that the recycling bins are now available in Al Bateen Residence.

There are 2 recycling bins which have been installed in the lift lobbies 1 and 2 in Basement 2.

You are able to segregate plastic, general waste and paper.

Please dispose of glass in the general waste option.

The Interim Owners Association Board is currently looking at purchasing more bins for Basement 1 Lobby.

ACCESS CONTROL

Following the Access Control system going live, within 48 hours delays to a number of card readers and push buttons occurred. AUS the installer revisited site a number of times attempting to rectify the system, however they were unable resolve the delays on the lower floors and currently the only location that is working correctly is the 46th Floor Gym. AUS have now presented some additional charges to upgrade the systems software to avoid the delays occurring. This cost will not be paid through the Owners Association service changes as the building is still yet to receive a fully operational access control system since the building was handed over. The additional charges have been forwarded to the Developer and main contractor to action.

If you’re access card is currently not working for the gym please contact ADEEB Facilities Management on 056 209 4513 provide them your apartment number along with the first 5 digits on your Access Card, and they will reprogram your cards remotely from their office.

FAÇADE CLEANING

The location and construction work surrounding the building has meant for a review of the type of façade cleaning being carried out. The Interim Owners Association Board have been reviewing these options to improve the outcome of glass cleaning, M/s. CLEANCO have been chosen to carry out a trial rope access clean and this commenced on Sunday August 13th, 2017, the timing for the works is between 6 am to 3 pm Saturday to Thursday, excluding Fridays. It is deemed that having rope access cleaning will provide a more efficient cleaning service, and to areas of the façade that the cradle previously was unable to reach. The cleaning timeframe will also reduce quite significantly, M/s Cleanco have advised that the works will take between 25 to 30 days to complete the full tower. The timeline will depend on the weather conditions, however previous cleaning via the cradle would take a minimum of 60-80days.

It is important to the Tower that the residents are satisfied with the works and therefore would appreciate your feedback in regards to the clean upon completion. Kindly email the OA Management office on [email protected] so that this can be shared with the Interim Owners Association Board.

WATER LEAK INCIDENT IN B2

ADEEB Facility Management team on site reported a water leak from HTPE pipe that supplies water to the residential tower. Approval was sought and emergency rectification works were carried out on July 24th by a third party contractor overseen by ADEEB FM team. During the works ADEEB FM advised there were some issues with the water pressure, technical support was provided from ASTECO to assist and reduce any potential delays ensuring the works were completed in a quick manner. All teams remained on site until rectifications were complete and water was successfully running.



COMMON AREAS UPDATES

SERVICE CHARGES

The Service Charges for Q1 (01/07/2017 to 30/09/2017) financial year 2017-2018 were issued on June 15th with a due date of July 15th 2017. Any Owners who have not settled their dues for previous quarters please make your payment immediately to avoid any inconvenience to the operational services such as DEWA, Chilled Water etc. Should you require any assistance related to service charges you may contact Anna from the OA team on 04 4200135 or email her on [email protected].

FIT OUT/RENOVATION WORKS IN THE APARTMENTS OF AL BATEEN RESIDENCES

We have been receiving a number of complaints regarding fit out noise during day time hours, from neighboring apartments. We would like to clarify that any owner who wishes to modify/renovate their unit is permitted to do so based on their Sales and Purchase Agreement, so long as all necessary permits and approvals are obtained correctly. The Building Fit Out procedures allow the appointed contractors to work between 8:30am and 5pm Saturday to Thursday.

For those contractors that do not adhere to the building regulations there are penalties in place which will resort to being removed from site if there are any repeated offences. Currently there are 6 apartments with ongoing renovation/fit out works on floors 37, 38, 44, 48, 49 and 50. Please note that the penthouses 47th floor up to 50th do take substantially longer as they were originally sold as shell and core. The security are patrolling the floors on a

regular basis and will address any issues during their inspections however if you do hear any noise outside of the permitted hours please inform the Security Supervisor immediately and he will take necessary actions and coordinate with the management. If escalation is required kindly direct your complaint to the Management office.

FIRE ALARMS

During the month of June Sibca the appointed Fire Alarm service provider were requested to attend site and review the Fire Alarm system following a continuation and increased volume of false alarms. Sibca reviewed the sensitivity levels of smoke and heat detector advising the current levels of smoke detector – 2.5% obscuration per foot and heat detector – 57.2 degree celsius are showing too sensitive. Sibca are in process of reducing sensitivity levels within Dubai Civil Defense (DCD) approved limits as follows smoke detector – 3.6% obscuration per foot and heat detector – 67 degree celsius. Sibca have confirmed that making changes to these levels do not require any additional approval from DCD as these parameters are also within the specifications of the approved material. Sibca also confirmed that in a bedroom the sounder level is 98db and is 105db at pillow level, Sibca have advised the sounders are fixed and form part of the installed system and cannot be changed, or re-programmed. To change the volume, the whole system would need to be replaced including the hotel and retail areas which is not feasible. Asteco have also requested Sibca to provide an option to stage the Alarm within the DCD approved time delays, allowing a full evacuation alarm to only activate on the specific floor or units causing the disturbance.

In the case of a real fire the full building evacuation would activate, alarming the full development.

Following the small changes there has been a reduction in the number of full activation false alarms caused from the residential tower, however with the building being at low occupancy during the summer months only a true comparison can be made when the winter months approach. Asteco are currently tendering and approaching Fire Consultants to review the sequence of operations/cause and effect matrix. All of the above information is being shared with Hilton for their review and approval, as the fire alarm panel is joint system for the full development.

LED LIGHTS

The Interim Owners Association Board has approved to replace all existing lights in the tower to LED lights, this includes all lights in the fire stairwells, corridors, reception areas, service rooms, changing areas and these lights have been purchased with a warrantee period of 5 years.

• The estimated delivery details are below

• Production completion date: 30/8/2017

• Shipping date: 4/9/2017

• Arrival into UAE Port: 25/9/2017

• Delivery to site: 28th - 29th September

Installation works will commence immediately and the changes will reduce the electricity consumption for the Owners Association and also reduce the cost of replacing the lights moving forward.




CONTENT INSURANCE

Please be reminded it is strongly recommended for all Residents to take out content insurance, as this will allow you to place a claim and receive reimbursement for any minor or major damages caused to your unit by common area elements or accidental damages from neighboring Residents.

APARTMENTS MAINTENANCE

We would like to remind all Residents to carry out regular quarterly preventive maintenance to your apartments, this should include AC, floor trap cleaning (including balcony floor traps), smoke detectors, electrical and plumbing systems.

AL BATEEN RESIDENCES OA MANAGEMENT OFFICE

Please be reminded that Al Bateen Residences OA Management office has been temporarily moved to the 2nd floor of the tower. The number of the OA office remains the same- 04 4200135.

If you are meeting one of the team members you will need to take the elevator from Lobby 1 (all lifts) or Lobby 2 (service lift only) up to 3rd floor and use Staircase 7 to go down to the 2nd floor where you can locate the temporary office.

CHILLER SYSTEM/HEAT EXCHANGER SERVICING

There have been a number of issues raised concerning the Air-conditioning of ABR in some areas of the residential and hotel buildings. There have been continuing defect investigations being carried out by the Developer and their

contractor which are yet to be finalised. However simultaneously the OA Management have been in ongoing coordination with Empower, the chilled water supplier, to push a number of equipment and building inspections from their technical teams to ensure that both building (secondary) and supply (primary) sides are functioning as per design.

During recent inspections it was requested by the Building to review the heat exchangers and requests were made to service the equipment as soon as possible. With Empower coordinating the works, the manufacturer Sondex was brought in to clean all 4 heat exchangers. This work was carried out during the last 2 weeks of July and concluded in less time than scheduled. ADEEB were overseeing and monitoring the secondary side and Empower the primary side. Empower have been requested to provide a full report on the findings and works which were carried out during this process.

PAYMENTS

Please be advised that as per the information provided by DEWA their Customer Service Team representative will no longer accept over-the-counter cheque payments and effective 1st August 2017 Cheque payment will only be accepted through Emirates NBD cheque deposit machine.

ELECTRICITY & WATER CONNECTION

Dubai Electricity and Water Authority (DEWA) has announced that effective 1st July 2017, attesting Ejari Tenancy Contract will be mandatory for getting electricity and water services.

Customers will be able to activate electricity and water services as soon as they attest the contract at any of the 800 real estate offices approved by Dubai Land Department, without having to visit DEWA’s customer happiness centres. The move is part of DEWA’s efforts to streamline customers’ experiences and save their time and effort.

As soon as Ejari is attested, the customer receives a welcome message from DEWA via e-mail and SMS, including the account and premise numbers, as well as a link to pay the security deposit. Once the security deposit is paid online or using any of the smart channels provided by DEWA, electricity and water services are activated for the customer. (Sourced from DEWA website)




EJARI UNIFIED TENANCY CONTRACT

The Dubai Land Department (DLD has announced the launch of a “unified lease form” and this became a mandatory from March 2017.

Items within the contract are governed by applicable laws, including rental laws that determine and regulate the imposition of penalties. The new contract required the signatures of the lessor and tenant along with two witnesses.

The contract is also in line with Law No. (33) Issued in 2008, which regulates the relationship between Landlords and tenants in Dubai, and specifically focuses on clause No. (25). This clause specifies cases that enable the Landlord to

request eviction of the Tenant from the property. These include the Tenant sub-leasing the property, or using it to carry out prohibited or illegal activities.

With regards to property maintenance, DLD confirmed that Law No. (26) Issued in 2007, under clause No. 16 is applicable. The law states that under the terms of the lease, the Landlord is responsible for property maintenance repair work, and repair of any damage or defect that may affect the well-being of the tenant within the premise, unless otherwise agreed on between both parties. Should the landlord want to shift the responsibility of maintenance to the tenant, the term should be listed in the addendum and mutually signed by both parties.

All parties should agree on any additional terms before signing the lease for the first time. (Sourced from Gulf news articles).

Please be reminded that all tenancy contracts have to be registered with EJARI and these are the requirements for the registration:

1. Copy of unified tenancy contract

2. Emirates ID or passport copies of all parties

3. Copy of security deposit receipt voucher for leased unit issued by DEWA

4. Emirates ID copy of applicant

AIN DUBAI

“Ain Dubai is part of Bluewaters Island Project, which will include the construction of commercial areas, shops, restaurants, residential building and a five star hotel at the base of the wheel. It will offer an unforgettable and breathtaking view of Dubai compared to the well-known London Eye with diameter of 122m. It is also to become the largest Ferris wheel in the world. Visitors can reach Bluewater Island from Sheikh Zayed Road via bridge by car or via the Monorail. At present Bluewater Island is still in the construction phase. The completion of the Ain Dubai on Bluewaters Island is currently scheduled for the first quarter of 2018.” (www.dubaiposter.com).

EID AL ADHA FIREWORKS

The Jumeirah Beach Residence (JBR) shoreline will light up with a gorgeous rainbow of fireworks, fizzers and sparklers for Eid Al Adha, as the largest celebratory display of Eid gets underway from August 31 to September 3.

The Eid fireworks will start at 8:45 pm each evening, but head over early to secure the best spot.

al bateen residences at jbr · 04 4200135 (8:30 am to 5pm, sun –thurs) facility management: call...

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