Transcript JWSB Management 2010 - Jiran Wangi Sdn Bhd

JIRAN WANGI SENDIRIAN
BERHAD
(PROPERTY MANAGERS & CONSULTANT)
MENARA MAA,SUITE 12-06,
170,JALAN ARGYLL,10050,PENANG,
TELNO: 04-2268822, FAX N0: 04-2276233,
E-MAIL: jiran2000.yahoo.com.my
Managing Agent’s Services
PROPOSAL
FOR
CONDOMINIUMS/APARTMENTS
A. Property Managers Services
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Depending on the specific needs of the RA Association, a
property manager is selected to provide advice and
guidance to the RA Committees/Management Corporation.
For emergencies after hours, there are always designated
Building managers and Supervisors on call to assist in the
emergency.
JWSB maintains a staff of qualified Building Managers with
hands on experience in the management and maintenance of
high rise buildings.
JWSB management has staff specialized in Building
construction & maintenance, Administration , Financial
Accounting ,security , Insurance and real estate management.
B. Property & Facilities Services
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These area of expertise enable our firm to provide a full range
of property and facilities management services.
We also specialize in Strata Titled application to the Land
office and management of strata title property transition from
developer to management corporation.
Our property managers are trained in community
management They have many years experienced working with
Resident Association & Management Corporation. They know
the needs and responsibilities of each project.
They can work to assist in the establishment of an initial JMB
or to Management Corporation in a new project
JWSB Will also assist in drafting out House Rules and
Management Bye Laws for the building proper and help to
enforce and maintain the guidelines set fort by the
management.
C. Management Organisation Structure
(On Site personnel )
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Building Manager
There will be a full time Building Manager at the management
office to run the day to day operations of the project. He will
also be available on call after office hours.
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Building Supervisor
Each Building manager will be assisted by a full time Building
Supervisor .The building Supervisor is also able to handle
administrative problems and is also available to handle any
Committee members or residents request or problems. With
this support added in office enables our staff to response
immediately to the needs of the properties.
C. Management Organisation Structure
(On Site personnel )
3. Account & Administrative Assistant
A full time account clerk will be on site to do monthly billings and
full set of computerized financial accounts will be presented to
the RA monthly during monthly management meetings.
4. Technician
A trained technician for M & E facilities will be provided at site for
supervision on maintenance on all M & E facilities. He will also
oversea and supervise all M & E contractors for the project.
5. Handymen Personnel
A full time handy man will be also engaged to handle all minor
plumbing and carpentry and masonary problems that may arise
day to day.
SITE ORGANISATION CHART
BUILDING
MANAGER
BUILDING
SUPERVISOR
BUILDING
TECHNICIAN
BUILDING
HANDYMAN
ACCOUNTS &
ADMIN CLERK
SECURITY
C. Operation Personnel On Site
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The management with the approval from the JMB/MC
Committees will hire, pay, negotiate collective bargaining
agreements, supervise and discharge all personnel necessary to
maintain and operate the project properly
Personnel will be continuously reviewed and all
recommendations by residents and the Management
Committees will be utilize to evaluate the total effectiveness of
the on site staff.
The management can organize routine schedules for employees
to maximize their outputs.
The management will always attempt to work with the
Management Committees. If necessary the management will
immediately secure a competent replacement for non
performance site staff.
D. Property Inspections
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Detail Property inspection will be carried out before the start of
the management. After that property inspection will be conducted
as needed but not less than twice a year.
Weekly inspection will be carried on all contracted services
works. During these inspection carefull attention is given to detail
as well as potentially hazardous conditions.
All community contracted services as well as non contracted
repair and maintenance are periodically reviewed to ensure that
your property will have a neat appearance and high standards
which owner will be proud of.
A full schedule of contracted services will be planned out for the
monthly maintenance of the building.
E. Contracted Services
The contracting of service for specific jobs requires expertise in
the areas of negotiation, preparation and the drafting of
specifications. All contracted service are continually reviewed
for their quality, cost and specific performance.
The various type of contracted services are as follows :
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Security,
Cleaning & housekeeping,
Rubbish collections,
Electrical services,
C & S services,
Parking services,
Fire fighting ,
Landscaping,
Pest Extermination,
Lifts,
Pump Rooms
others
F. Preventive Maintenance Program
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JWSB will be assisting the development and implementation of a
comprehensive preventive maintenance program.
Due to the depreciating life of all fixtures and improvements
contained within a property, it will be the responsibility of the
management to outline and review ( with the JMB/MC
Committees ) schedules for preventive maintenance procedures.
Property maintained facilities system will maximize performance
and minimize expenses.
Budgets will be planned annually for the preventive maintenance
And submitted to JMB/MC/ Committees for approval before
implementation. (e.g..lifts ,water-tank,pumps ,genset,etc )
G. Preventive Maintenance Services
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Maintenance program are divide into sections ;
1.Mechanical & Electrical
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M & E components are classified as lifts, pump rooms, gen sets , fire fighting
equipments, parking components, cctv TV antennae , security system,
intercom system
2.Civil & Structural
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C & S components are, building structure, drains, plumbing, sewers , water
tanks,rubbish deports , staircase, walkways, rooftops , air housing units,
riser etc.
Community Impression
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First impression of your community are most important. The property should
look crisp in appearance. It is necessary, therefore to provide for preventive
maintenance for all structural components
This is done to insure that the property can maximize its appreciated value in
today's real estate market.
H. Property Image & Value
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It is not enough to simply maintain the property.
One should always consider how to best improve it.
From a property managers standpoint, improving on existing
conditions as opposed to just routine maintenance is our primary
goal.
We derive satisfaction from being responsible for the tangible
improvements which help residents gain more enjoyment and
value from their homes.
I . Emergency Contacts
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After office hours a list of 24 hours on stand by service
contractors and management will be send to all residents for their
contacts during emergency.
Other contacts will also be provided such as :
Police,
Hospital,
Airport,
Hotel,
Government Dept,
MPPP Dept,etc
J. Insurance Review
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MASTER INSURANCE POLICY BECOME THE MOST
IMPORTANT PROTECTION FOR HIGH RISE OWNERS.
As the building industry becomes more advance more
sophisticated insurance is require for high rise building.
It is very critical to purchase the correct coverage with realistic
dollar limits to cover loss.
In addition to the review of the master policy all resident must
make to understand the insurance policy.
One of the most important but least often exercised skills is
determining how and when to submit claims.
The management has a panel of professional Insurance
personnel who will advice on how to maximize savings on master
insurance policy premiums
K. JWSB SDN.BHD.
Standard Management Service
Property Manager Operating Procedures
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To confer fully and freely with the Committee members of the
Joint Management Body / Management Corporation.
To hold JMB committee/Management Corporation Councils
meeting once a month.
To conduct Annual General Meeting for the JMB/MC annually.
Enter in obligations or contracts on behalf of the JMB/MC not in
excess of contractual limits without prior approval .
Authority and duties assigned by JMB/MC are limited to “care
and maintenance” of general and limited common areas.
Place orders for all equipment, tools and supplies necessary
for the maintenance of the project.
Standard Operating Procedures
for the Manager . Step - 1
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Act to promptly comply with any and all requests or orders of
governmental bodies and insurance companies (unless JMB
/MC is contesting request/ order or has indicated its plans to
contest).
Will promptly (within 72 hours) notify JMB/MC in writing of all
such orders, notices, or other requirements.
Keep a complete set of construction plans when available.
Keep a complete set of warranties and guarantees for common
and limited common element equipment and facilities when
available.
Maintain a comprehensive system of office records, books and
accounts.
Permit access to books on prior appointment to Committee,
attorneys, accountants, other unit owners or representatives.
Standard Operating Procedures
for the Manager Step-2
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Allow books to be audited by JMB/MC appointed auditors.
Pre-approval from JMB?MC required for all purchases
exceeding an amount to be set by Committees .
Provide JMB/MC with a statement of receipts and
disbursements by 30th day of month for preceding month.
Provide the JMB/MC a financial statement which reflects
budget versus the actual amount of expenditures along with the
statement of receipts and payments.
Annually cooperate with the JMB/MC to prepare the annual
financial report and audit report.
Assist in preparing all forms, reports and returns as required by
law pertaining to Land office ( PTG ).
Standard Operating Procedures
for the Manager. Step - 3
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Prepare, with the approval of the JMB /MC Treasurer, the
annual budget and operating plan.
“Settle” prior year actual versus budget adjustment after all
expenses for prior budget year are recorded.
Operate in accordance with adopted annual budget and
approved operating plan.
Meet and use the highest standards allowed within previously
approved budgeted amounts and in accordance with standards
established by JMB/MC.
Receive, consider, document actions taken for all request from
unit owners regarding general and limited common areas.
Complaints of a serious nature, after thorough investigations,
shall be referred to the JMB /MC with appropriate
recommendations from the Management .
Standard Operating Procedures
for the Manager. Step - 4
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Make diligent and thorough efforts to secure full performance
from all unit owners for their individual maintenance
responsibilities.
Provide the JMB/MC with a list of service defaulters as and
when needed.
Conduct detailed semi-annual physical inspection of the
common areas. Prepare as appropriate a written report to the
JMB/MC noting deficiencies and recommending repairs and
capital improvements.
Assist in obtaining all insurance needed to adequately protect
JMB /MC Committees, unit owners, mortgagees and
Management Agent, as required by government Bylaws.
Investigate and make full written report of all accidents and
claims relating to management, operation and maintenance of
the JMB /Management Corporation.
Written reports need to include damage and estimates cost to
repair.
Standard Operating Procedures
for the Manager. Step - 5
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All expenses incurred that directly benefit the JMB/MC shall be
reimbursed by the JMB/MC. No items of an overhead nature of
the management company shall be included.
Legal fees incurred for the direct benefit of JMB/MC are
reimbursable.
Maintain list of unit owners including names and addresses as
provided. List shall be used for all mailings announcing
meetings of the JMB/MC.
Prepare meeting announcements for the annual meeting as
well as the solicitation and collection of proxies on behalf of the
JMB/MC Secretary.
Reproduce meeting minutes or otherwise distribute community
newsletters to all residents..
SERVICE CHARGES COLLECTION
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MANAGEMENT FEES
SECURITY FEES
CLEANERS
LENDSCAPING
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RUBBISH COLLECTION,
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ELECTRICITY,
WATER,
SWIMMING POOL,
GEN SET ,
PUMP ROOM,
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90
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80
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70
60
50
100
90
80
40
30
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20
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10
0
UTILITY
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MGT
COLLECTION HISTORY
100
90
80
70
60
50
40
30
20
10
0
1st Qtr
2nd Qtr
3rd Qtr
4th Qtr
MANAGEMENT FEES
SECURITY
CLEANERS
LIFT
POOLS
UTILITY
GEN SET
PUMP ROOM
PEST
RUBBISH
COLLECTION