Remote Controls need re-programming for the Barrier

Dear OH5 Owners

We kindly inform you that the sub-contractor of Absolute Management visited Oroklini Hills 5 to carry out the repairs on the entrance barrier. They identified that the system had a couple of problems such as the receiver that operates the barrier when the remote is used was the wrong one and also there was no way of isolating the electrical supply at the barrier.
To enable us to change the frequency they had to install the correct receiver at a cost of €75.00 plus vat.


This resulting change of frequency means that all remote controls require re-programming. To ensure that this is convenient as possible Owners simply need to visit the Absolute Management Offices during the below times:

Monday – Friday 8.30 to 17.30

Please note that the barrier has been left in the open position and will remain like this until the 17th of October 2011 giving everybody the time to collect their re-programmed remote controls.

For more information please do not hesitate to contact Absolute on the below contact numbers.

Absolute Property Management Tel: (+357) 24 849 850

We trust that this will be the last of the Barrier issues and kindly remind all Owners and their tenants to ensure that the barrier is closed upon entrance and exit for security reasons.

OH 5 Committee

Oroklini Hills 5 Inspection

Dear OH5 Owners

The OH5 Committee would like to take this opportunity to inform you that on Thursday the 15th of Septmeber an inspection was conducted on the Orokilini Hills 5 Complex by 2 members of the OH5 Committee (Brian Walton and Costas Costa) in addition to representatives of Absolute Management.

The purpose of t=of the inspection was to identify immediate investments that are reuired to maintain the Complex.

The main conclusion are as follows...

1. The Sewage treatment needs urgent repair and replacement. Funds are not currently available to accomplish this, but we are seeking all option via Insurance recovery (unsure) and support from Quality.
2. Broken Barrier identified and already fixed.
3. Electricity Store Cupboards were in poor state of repair and even used as storage by some Owners (or renting tenants past or present).  All cupboards were completely cleared by Committee members in cooperation with Absolute. 
4. Cracks in tiles were identified in many public areas. 
5. It was agreed that signs need to be placed at the entrance to the Building and around the Pool area stating Private Property, Residents Only and No Dogs.
6. The Shower and Toilet area needs a chemical clean.
7. New showers will be placed outside for the 2012 summer.
8. Undercover parking areas need attention in respect of damage to pillars and removal of the surface areas to inspect Pipework.
9. General cleaning and painting needed of lower areas.
10. All  resolutions will be considere by he Committee once costs have been evaluated. Moreover, due to lack of payment from some Owners repaire required will likely be slow

Barrier entrance repaired

The Committee is pleased to inform all OH5 Owners that the Barrier to the Car Park Entrance (which was hanging on with 2 bolts only) was repaired.

the actual fact the Barrier pole was bent due to an impact from the inside or some kind of vandalism(we cannot be sure).

The barrier has been repaired and is now fully operational.

The OH5 Committee

Absolute and OH5 Comittee Meeting Minutes

Dear OH5 Owners

Here below are the minutes for the latest OH5 Committee Meeting with Absolute Management

1. Financial Update
a. Non Payers – Alison York Credit of the Credit Control Dept provided an overview of all the communications with the owners that have been assertively chased up. Actions for individual owners were individually agreed and in some cases legal action will taken for consistent non paying owners. Other avenues are being considered also.

b. Outstanding Bills – Insurance Premium €1,479.21 & Quality invoice for electricity and Cyta €1,008.16 / Absolute will settle the Insurance and Grant Holmes will be taking the matter up with Quality with regards to the other invoice.

2. Waste Management System
An on site meeting with contractor has been arranged for Thursday 8th September to determine the cause, the extent of damage and the repair costs for the reinstatement. The details will be provided to the Committee to decide on the next stage.

3. Quality Owned Apartments
Alison York will provide details to Grant Holmes concrning apartments owned by Quality that are not paying. Grant Holmes will speak with the managing Director of Quality Group.


4. Update on Swimming Pool
The swimming pool water was replaced due to the high level of Cyanuric Acid which was affecting chemicals that are required to ensure the clarify of the water.

In follow up the Pool is currently in a good condition and most issues have been resolved.

5. Communal Cleaning Service
Owner Comments were reported with regards to the standard of the cleaning in the areas of the stairways. Inspections will be carried out by the Services Manager from Absolute to ensure the correct standards have been achieved.

6. Notice Boards
An additional 2 boards have been agreed to be fitted. These will populated with information with regards to the allocated car park spaces and general information from the Committee and Absolute

7. Satellite Dish Block C
The Satellite dish has a problem with regards to receiving the signal this is due to problems with either the LNB (Low Noise Block – downconverter) or the cabling. We would need to install the LNB first and then address any problems with the cabling. The total cost would be in the region of €420.00 plus vat if both are required to be rectified. No Action will be taken until sufficient funds are available.

8. Houses Using Pool
Additional letters to be sent to all 3 owners to provide a deadline of the 15th September for them to comply with their communal payments and if they fail to respond the access will be withdrawn.

9. Satellite Dishes on Balconies
Under the rules and regulation of “The Removable Property Act” it states that it prohibits any dishes or antennas to be fitted on balconies. On Thursday 8th September members of the Committee and a member from Absolute will be identifying all the apartments that are contravening the regulations. Any owners who have them fitted will be notified in writing to remove item.

10. Complex Audit
The complex area including buildings will be inspected to establish the improvements and repairs that are required. These will be evaluated and then priorities.

11. Next proposed meeting 
Will be held on 3rd October 2011 p.m. at Absolute Offices – Grant Holmes to confirm his availability.

Swimming Pool to be emptied on Wednesday 24th August

Dear OH 5 Owners

Further to our last correspondence, please be duly informed that we have arranged through Absolute Management for the Swimming Pool to be emptied and refilled on Wednesday 24th August.

Subsequently, we anticipate that the pool will be out of use for the period of one (1) complete day.

This operation will be supervised by Simon of Absolute. He will personally introduce the appropriate chemicals on the day and then return on Thursday to ensure the balance is correct.

We kindly ask all Owners reading this message to inform their tenants, friends or family potentially occupying their apartment(s).


Thanking you all in advance for your understanding.

The OH5 Committee

Urgent issue with the Swimming Pool

Dear OH5 Owners

In the past weeks we have have experienced some challenges with the Swimming Pool.On a number of occasions we observed that the Pool was turning Green quickly.

As a Committee we kept reporting the matter to Absolute and the correct Chlorine levels re-balanced the water, however the issue kept re-occurring. We understood that the problem was created as a result of a combination of frequent electricity cuts affecting the pumps, extreme hot weather and filtration issues.

Out of concern, we then asked Absolute to make a thorough investigation into the matter and here below is the diagnosis and suggested solution:

QUOTE
Simon Tunnah our qualified pool manager visited Hills 5 pool again this morning to take a Cyanuric Acid reading and as suspected it was well over the norm.Cyanuric Acid (Stabiliser, or Cyanuric Acid, is a compound which protects the chlorine from the negative effects of UV and heat. It not only ensures that our pool remains clean and safe for the swimmers throughout the day, but it also reduces the amount of chlorine we need to add in order to maintain these levels of disinfection). The actual test reading today was 119ppm(parts per million)which is too high as the ideal is between 30ppm min - 80ppm max. Whilst the pool is reading high cyanuric Acid levels, we are wasting time, money and frustrating all involved as the chlorine that we are regularly have to add is not being regulated/stabilised properly. The pool needs to be drained fully and then fresh water applied, followed by all of the chemicals then being rebalanced. The only way to lower the Cyanuric Acid levels in a pool is to replace the old water with new water. Remember Cyanuric Acid is the chlorine stabiliser and the chlorine cannot do its job properly if the Cyanuric Acid is too high and this is the issue with the Hills 5 pool.

The aforementioned issue is being compounded by poor filtration. The filter size is not relative to the size of pool and the water has to travel a long distance to and from the pool which is not ideal also. To ensure that we can maintain this pool properly we at least need to replace the dead water and we will probably manage then to work around the filtration issues.

The pool will require 114,000 litres of replacement water or 25,000 gallons = 25 metric tonnes.

The estimated cost to remove and refill the swimming pool will be in the region of €600.00 plus vat.
UNQUOTE

Unless we hear objections from any OH5 Owners reading this message, we are taking the above suggested action, as sanitation issues such as thee cannot be taken lightly.

 Meanwhile, we urge all OH5 Owners and their Tenants to express extreme caution when using the Pool and not to use the facility until the above-mentioned action has been taken. 

Minutes of the meeting held between Absolute and the Committee on 1st August

1. Financial Update
a. Payments to Date – “Statement of Account” & “Owners Payment Record” was given to the Committee which illustrates all the credits and the debts into the OH5 account. In a six week period there has been receipts from owners which equates to €6,575.72. In the prior 5 months the total received equated to €12,578.95.
b. Non Payers – A progress report from Alison York of the Credit Control Dept was provided to the Committee with an overview of all the communications with the owners.
c. Outstanding Bills – Insurance Premium €1,479.21 & Quality invoice for electricity and Cyta €1,008.16 / Absolute will settle the Insurance and Grant Holmes will be taking the matter up with Quality with regards to the other invoice.

2. Waste Management System
An on site meeting was held with two representatives of Quality on Friday 22nd July to discuss the issues relating to the system. It was apparent that Quality was not looking to take any responsibility for any of the problems. They explained that when this was handed over the system was operational. Absolute will investigate the problem and report on there findings. Please note that the month of August is a shutdown period for the construction and the associated trades and therefore it will be mid-September a detailed conclusion will be obtained.

3. Owners Concerns (Refer E-mails)
It was decided that the committee would not respond to any rumors or hearsay expressed by Owners with facts and that improvements within the development should be method to reply.

4. Notice Boards
The committee agreed that every block should have a noticed board. An additional 2 boards have been agreed to be purchased and fitted.

5. Satellite Dish Block C
The Satellite dish has a problem with regards to receiving the signal this is due to problems with either the LNB (Low Noise Block – downconverter) or the cabling. We would need to install the LNB first and then address any problems with the cabling. The total cost would be in the region of €420.00 plus vat if both are required to be rectified. Action cannot take place until September.

6. Houses Using Pool
A proposal for the 3 Villas to pay a €200.00 per annum contribution towards the maintenance of the swimming pool and facilities which will be communicated by Absolute.

7. Unauthorised Cars Parking
It was agreed that the plan of car park area that illustrates the allocated space to each apartment should be on display on each notice board to avoid any misunderstanding.

8. Satellite Dishes on Balconies
Under the rules and regulation of “The Removable Property Act” it states that it prohibits any dishes or antennas to be fitted on balconies. Any owners who have them fitted will be notified in writing to remove item.

9. Area / Building Improvements
a. Swimming Pool Jets required – Missing
b. External Access Ladder – Investigate if the Developer would be responsible for providing access ladders under the planning permit.
c. Swimming Pool Facilities – Currently out of use due to water leaks from sanitary ware.
d. Ceramic Tiles around the pool
e. Recovering of Sun Bed Cushions
f. New Parasols for the Pool area
g. Exterior paintwork that has been effected by rainwater (Damp)
Need additional funds to address the above, which is a priority list.

10. Next meeting will be held on 1st September 2011 at 16.30 at Absolute Offices

Meeting 1st of August 2011

Dear Owners


The Meeting below took place and the key minutes will be uploaded after our vacation which finishes 17th of August. If we have the opportunity to update before this time we certainly will.


The Committee


----


Dear Owners 

Please be advised that on the 1st August 2011 the Committee will be meeting with Absolute Property Management ,should you wish us to address any points please put these forward before the meeting date allowing us to add to the agenda accordingly.

Meeting Notes will be provided by Absolute and will posted on the Blog as soon as received.

Absolute Working Schedules

Dear Owners

We are pleased to inform you that the Absolute Schedues are already completed and you can find them on the left side bar of this OH5 Blog.

Note that there are 2 schedules stated for summer and winter as follows:

• July - October 2011
• November 2011 - February 2012

This takes us to the end of the current agreement term.

We will notify in case there are any updates.

OH5 Committee

Absolute Emergency Telephone Number

Absolute Emergency Telephone No 24849850 out of hours it will be transferred to mobile.

Pool Cleaning and Cesspit (sewage problem) update

Dear Owners

As indicated yesterday, I hereby confirm that the Pool will be cleaned today.

The Cesspit has been analyzed already and tomorrow drainage will take place to resolve the issue.

All other services will continue as planned.

Appointment of Absolute

Dear fellow OH5 Owners

Following my earlier email, on behalf of the OH5 Committee, I would formally like to take this opportunity to introduce the Company we selected to take over the management of the complex, which is "Absolute". 

Due to the late notice of Palm View Management, Absolute stepped in last minute to take over the complex and maintain the existing price structure arrangement and services. They will immediately tend to the property as of this week in line with the details I advised you of in our last communication.

I would like to take this opportunity to welcome Maria, Tony and Alison who not doubt will be in contact with you all in due course.

PAYMENTS

At this juncture as the Committee would like to address the issue of non payment from some Owners. We cannot accept this situation any longer, as it breaks all values of the community we chose to reside in and of course the laws of Cyprus. 

As such we urge all Owners to immediately bring their accounts up to date once you receive the payment details from Absolute. For reasons of transparency and clarity after a period of one month we will notify all Owners of the balance of payments. All amounts still unpaid at this time will assertively be followed up using the legal system of Cyprus if necessary. 

Note that the 3 houses opposite that were advised by Quality at the time of purchase they could use the Pool will be contacted by Absolute to contribute to the facilities or be denied access to the complex. 

In closing, I would like to once again welcome Absolute to the OH5 community and lets trust we can collectively vision the best for our wonderful property by maintaining it in the proper way and by maximizing the value of our collective investments.

Best regards

Grant Holmes

On behalf of the OH 5 Committee

Grant, Brian and Costas

Confirmation of Emergency Measures

Dear Owners

With reference to our last recent communication, on behalf of the OH5 Committee we are writing to inform you that we took"Emergency Action" to hand-over the management of the Oroklini Hills 5 Complex to Absolute on the same basis and price structure at the Palm View Agreement until the 31st of January 2012.

This emergency measure allows us to take effective action and ensure that there will be no noticeable interruption to services. Subsequently Absolute will handle the following already this week...

• Analysis and resolution of sewage issue and cesspit problem as of tomorrow.
• The Pool will be cleaned most likely tomorrow.
• One Cleaning will be conducted this week only (preferably before Thursday)
• The garden will be taken care of on Thursday of this week.

Please find on the left side bar the following information regarding Absolute:

• Company Overview
• Absolute Schedules
• Additional Important Information
• 2 references of satisfied Committee's 

Note that Absolute have also taken over Traditional in Oroklini, as another Management Company left with short notice, which is a trend in Cyprus during these difficult times.

Concerning the original 3 quotes concept, as we only only received 4 days notice from Palm View Management it was the role of the Committee to take immediate action to prevent the Building deteriorating, which could happen quickly. Absolute was clearly the best quote we received. Note that one bidder (originally showing promise) failed to meet the deadline, another pulled out due to fear of non payers and a third made a bid without visiting the property as they were travelling. This left Absolute with the only truly credible response. Moreover, to play safe, we made the agreement based on the already agreed price structure and conditions to ensure no inconvenience for all owners.

2012 AGREEMENT

For the 2012 Agreement the concept of our relationship is for Absolute to seek tangible work and cost efficiencies (never compromising the overall quality) to propose a reduced price quote for 2012. We envisage the best date to deliver this quote is in December 2011 to give all Owners the right to reply by February 2012 (time of execution). 

PAYMENTS AND IMMEDIATE ISSUES

In view of the fact there is a deficit due to a number of Owners not paying, in order to demonstrate confidence and Leadership all Committee Members will pay up their accounts right up until February 2012 with immediate effect. This will overcome the initial short-fall and empower Absolute to deal with urgent pending matters such as...

• Dealing with the Sewage issue (cesspit) 
• Pending Electricity Bill
• Insurance Payment
• Paying any other Emergency Utility or unforeseen issue.

At this juncture, we urge all Owners to bring their accounts up to date with immediate effect as soon as you receive the payment details from Absolute. 

NEXT STEPS

1. We will send a follow up email to all Owners formally introducing Absolute, which will empower them to start collecting funds and generally communicating wit Owners. 
2. We will also send a message to Palm View Management to inform them officially that Absolute will be taking over and to ask them to facilitate you in order to ensure a smooth transition.

In closing, we feel that under the circumstances we have taken the best action possible and we ask for your continued support to ensure that we vision the best for our marvelous Complex.

Best regards

OH5 Committee 

Grant, Brian, Costas.

Above message sent by email on the same date

Urgent Committee message - Palm View Management withdraw services

Dear OH 5 Owners

I regret to inform you that we have just received official notice from Palm View Management to confirm they will withdraw all services as from this coming Monday the 4th of July. 

Palm View Management are not the only Company in Cyprus pulling out of management services for residential complexes, which is down to loss making operations mainly caused by non contributing owners, partly due to the current economic crisis in Cyprus, Greece, the UK and in the western world generally.

We expected Palm View Management to withdraw at the earliest in September, however they claim to no longer be in a position to sustain a loss making operation. 

We are conducting immediate Committee talks with view to find a solution within today. All such talks will be based on the following criteria:

• Minimum impact to services of the Complex to avoid any deterioration.
• To immediately manage outstanding bills such as Electric, Insurance and the ongoing sewage issue.
• To avoid any increases of community fees, despite the fact the current fees are not sufficient to pay for all services due to non payers.
• To create an assertive strategy to handle non payers.

I will inform you later today or as soon as we have a solution to put forward.

 

OH5 Committee

Pump Room flooded from heavy rainfall

Dear Owners

Please be informed that due to the heavy rainfall recently, the shower blocks and pump room became completely flooded and all electrics were subsequently are off. 

Palm View Management arranged to obtain a Tanker during the day to gather and remove all the excess water and sewage. The resulting damage is now being assessed

We will update you in due course with the outcome.

Household Rubbish Message from the OH5 Committee and Oroklini Council

Dear Owners

With regards to the disposal of your household rubbish, we kindly request all OH5 Owners to ensure all refuse is placed inside the GREEN WHEELIE BINS located on the road opposite the complex and close to the pool area.

Leaving household rubbish out in any other area is considered a Health and Safety issue and as such must be reported to the Oroklini Council. For more information please click this article:  Public Notice from the Oroklini Community Council

Committee Update - Goals & Objectives

Once we secure the missing funds from Owners not paying, our immediate goals are to take the following short term objectives, which will include some contingency income…

1. Fix all broken and uneven tiles around the complex.
2. Treat the damp around the communal areas of the complex
3. To touch up some of the bad areas with paint (no funds for complete painting).
4. To build an outside shower to encourage people to shower before using the pool.
5. To organise an Owners BBQ with entertainment to get to know each other.

OH5 Committee

Message to all Owners concerning communal rules

A number of people living (mostly renting apartments) in the complex are unfortunately not abiding by the set rules. The main issues are:

• Dogs are being let loose in the garden areas (making mess) and around the Pool area. Subsequently we will can no longer permit Dogs to be anywhere around the Pool or Garden areas (on a lead or otherwise). In all other areas Dogs must be on a lead. The Council supports this action and any breach will be reported to the Council. Moreover, we are preparing signs to support this move. We ask all Owners to inform the people they rent to and to be vigilant in enforcing the rule.
• We observed that some residents outside the complex using our Pool and shower facilities. We are already creating signs to prevent this happening and again ask all owners to be vigilant to enforce the rule.
• A number of residents mostly renting in the complex are placing unauthorized Satellites directly outside their balconies. This tarnishes the image of the complex and is against the original communal agreement. All satellites should be on the roof. We ask that all Owners speak with the people they rent to enforce the rule. 

We thank all Owners for their cooperation.

OH5 Committee

Committee Update on progress of OH5

Since February 2011, when the agreement started with Palm View Management, despite operating at a loss we still managed to complete the following…

• The Complex was cleared up from the messy state it was in when Palm View took over.
• A regular Cleaning schedule has been posted on Notice boards and honored.
• Cleaning has improved notably, especially in the storage areas, Swimming Pool and consistency.
• A gardening schedule has been posted on Notice boards and honored.
• Gardening overall is better.
• A Pool cleaning schedule has been set and honored.
• The long time broken lift was repaired and now we have finally agreed a maintenance package.
• An Insurance Policy has been secured and this will be posted on the Notice boards.
• A number of light bulbs have been replaced.
• We created an information Blog for Oroklini Hills 5, which we encourage you to view and join, as all future communications will be made by this means.

 OH5 Committee.

Finally the lift has been fixed

We are pleased to announce that the Kone lift was fixed a week or so ago. We delayed in reporting this to be sure it kept working after being out of action for so long.

The Company Kone were unfortunately very aggressive with their demands on yearly Maintenance costs and they are demanding more money than competitors for similar arrangements. We contacted Otis to verify this.

At present we are reluctant to allow Palm View Management to enter into a yearly agreement as it will take some of the contingency funds, because Kone are demanding more than the original quoted amount.

We will contact all Owners in due course with an announcement.

OH5 Committee.

OH 5 Cleaning, Garden and other schedules

Dear OH5 Owners

We are pleased to inform you of the Cleaning, Garden and other schedules of Palm View Management for our wonderful complex.

To download please click here: Schedules

Long term Blocked Drains issue resolved

Dear OH5 Owners

Please be informed that last week Palm View Management had to rod the drains on the complex as the sewage was coming back out and over the manhole covers.

Once the pipe was successfully rodded, all manner of items were removed from the system, even including clothing. 

How long they have been there is anyones guess, but at least this explains the strong smells coming from the toilet block area and this is another problem resolved.

These items in question were causing considerable blockage in the pipes, as I am sure you can all imagine, however the problem has been rectified now.

As you can appreciate we had no choice but to carry out the unblocking of the system as the raw sewage was leaking around the tiled area by the pool and into the flower beds. The total cost was a small charge of € 30.00 which will come from the contingency fund.