Drainpipes checked and cleaned up

Our sewage disposal provider checked all of t drain pipes around OH5 and cleared them.

A number of items were found to blick the pipes, which leads us to call on all owners to take care when flushing certain items down the toilets.

We therefore all owners and the people they rent to, to refrain from flushing down toilets or sinks the following items:

• Sanitary towels
• Cloths
• Clothing
• Tampons
• Any item that could block the drains. 

The sewage system generally in Cyprus is not as efficient as most parts of northern Europe and strictly speaking not even toilet paper can be flushed. Most brands usually however disintegrate, but not so the items stated above. 

We will follow up on this matter in due course. 

Special Sewage Meeting

Dear OH5 owners

With reference to a constructive and productive meeting held on Friday 8th March 2013 - 4PM at the Demorilo offices in Larnaca, we are pleased to inform you of the following:

Attendees

• Brian Walton (Committee member)
• Lawrence and Twyla Shannahan
• Luke and Angie Medley
• John Honly
• Grant Holmes (who chaired the meeting)
• 3 representatives for Demorilo

Presentation of quote to repair and recondition our biological plant

An Engineer called Paris with appropriate Government certification presented his quote and answered questions to all in attendance. A summary of answers are shown below:

• The cost is just under 4,500 euro.
• It features a mixture of new and reconditioned items. 
• We learned that all reconditioned items had a 6 month guarantee.
• In the event one recondition item breaks it will not affect the others and therefore could be replaced individually.
• When the works are being conducted all owners will still have free use of toilets and showers without interruption.
• It was estimated that the Chroline will cost around 200 euro per year.
• if we go ahead, a cost of 150 euro will be charged per month to maintain including adding of Chroline and testing.  
• Assuming the water is properly treated and tested all agreed it could be then dispersed onto the hill.
• Savvas offered to improve the piping onto the hill at no cost. 
• With respect to the connection of the Biological Plant to the irrigation system (only possible to beds - not grass), this has to be carefully checked first.
• It was discussed and agreed that the plant will be totally concealed (front window access by means of 4”discharge pipe will need to be completely protected/covered). The purpose of this is is to protect the complex from unnecessary spread of pathogens (by possible means of birds, bugs, rodents, flies etc) and eliminate anything from entering or falling into the plant.
• It was also agreed that the lock that was attached to the top doors was a great idea. This will protect our liability for any possibility of exposure and/or entrance of unauthorized personnel into our WWTP.
• Electricity costs are expected to rise, however the volume of water is notably less than first thought, so the impact while difficult to calculate should not be too high.
• If this contractor is used, he agreed to a payment plan over 3 months starting with a 1,000 euro deposit. 

NOTE: All quotes will be placed onto the OH5 Blog.

Conclusions and Agreements

All in attendance unanimously agreed to the following:

• In the first instance all agreed that we must proceed and quickly, as the cost of disposing the water frequently in the proper manner was going to be high and fixing our plant once and for all was the best course of action all things considered. 
• Luke Medley proposed to request 2 quotes from each contractor. One with with new part and the other with reconditioned parts. This is to enable us to properly compare all details. 
• Paris was asked to prepare this and Luke Medley will arrange the same with the other Contractor for comparison. 
• It was a agreed by all that a full inspection was required of the piping and drain pipes, which can overflow during heavy rain, hence quotes will be requested with immediate effect. Depending upon the outcome this could make a notable impact on the overall cost. 

Other matters arising

Here below are additional points and issues that came up during the course of our productive meeting:

• Each owner present agreed without question it was in the best interests of everybody at the complex that we all worked together in the collective synergy of true community spirit.
• Moreover, that there were many skills and experiences to utilize for the benefit of the complex. 
• A line was drawn under the past and the cooperation / collaboration projected was encouraging.
• Grant Holmes proposed that Lawrence Shannahan should be head of Health and Safety at OH5 with immediate effect, as he possesses a wealth of technical experience within this field and all owners present agreed. This role would oversee the repair of the biological plant. 
• Grant Holmes also proposed that Luke Medley should be head of Building / Construction matters at OH5, as he previously owned a company within this field. A number of important structural and building concerns need to be addressed, however a study was required first to understand the best way forward and someone with appropriate experience needed to be dedicated to this area of concern. All owners present agreed. 
• The communal toilets and lifts were also discussed, however conclusions will be sent in another communication, which will require general owner feedback. 

Next steps

The next step is to evaluate the 2 sets of quotes requested in order to decide on which contractor and type of quote is best to move forward with. Once we come to this conclusion all owners will be contacted for approval. 

Best regards

Grant Holmes on behalf of of all attending the special sewage meeting

Positive Swimming Pool Tests as usual

Our Swimming Pool water is tested regularly, by a professional CPO certified Pool Operator called Ian Fraser. You can view his Certificate on the side bar of this Blog. We would  like to share the latest results with you, which are quite standard. 

Please find below the most recent test results, that were taken on site at 5pm 6.3.2013 using a Lamotte 2056 Color-Q Pro 7 test kit, which is one of the best on the market. 

1. FC: Free Chlorine - Ideal level is between 2 and 4 ppm (parts per million): Hills 5 reading as of 6.3.2013 was 2.3 ppm
2. TC: Total Chlorine - Ideal level is for the total to be the same as the free chlorine: Hills 5 reading as of 6.3.2013 was 2.3ppm
3. pH: Acidity/Alkalinity - Ideal level is between 7.2 and 7.8ppm: Hills 5 reading as of 6.3.2013 was 7.2ppm
4. TA – Total Alkalinity – Ideal levels vary depending on pool type & finish: Hills 5 reading as of 6.3.2013 was 61ppm
5. CH – Calcium Hardness – Ideal level is between 100 and 350ppm depending on pool type: Hills 5 reading as of 6.3.2013 was 260ppm
6. CYA – Cyanuric Acid –Ideal level is between 60 and 80ppm: Hills 5 reading as of 6.3.2013 was 84ppm which was just over the ideal but still okay.

For more specific details as to what each of the readings mean, please consult the Swimming Pool Guide on the side bar.

Sewage Update

Dear OH5 Owners

As promised we spoke with Makis from the Oroklini Council today, who was a pleasant and supportive person.

Initial response

His first response was to sympathize with our position in that our complex is not on the sewage mains (also will not be for the foreseeable future, especially so as Municipality funds are very tight at present and it would take a considerable investment) and we like all other complexes are receiving serious challenges with incoming contributions, further affected by the economic climate. This financial matter cannot be understated and has always been the root cause of our problems.

Options
Basically he said we have 2 options open to us, either of which he would be perfectly satisfied with.

Option 1
We would need to regularly remove the waste. We are already doing this in the full knowledge of the Oroklini Council and guided by Kokos and Demorilo, however it appears we should to do this more frequently now, as the matter was reported to a European Health body and we are advised to be absolutely safe and sure that no untreated water flows from the pipe into the hill.

To step up the waste removal will no doubt be more costly, so we need to speak various waste disposal providers to see what the lowest actual cost will be according to the need.

Option 1 will involve greater cost in sewage removal, however there is no up front cost. We now need to establish what the best price we could obtain will be. Meantime, we have instructed our Property Management Company to arrange for the sewage to be disposed off more frequently in line with the guidelines given and with immediate effect.

Option 2
To repair the water treatment plant once an for all, which has not been fully functional ever since we took over as a Committee, hence we inherited the problem. In fact as previously reported the first task of Palm View Property Management Company when they took over from Quality was to dispose of the sewage, which had built up and was left untreated. It took around 10 truck loads on the first day.

We received a quote from Mr. Shannahan who recently brought the matter to light, which was in the region of 6,000 euro. Our property management Company Demorilo obtained a quote for a similar job from someone certified by the Government as part of a feasibility study, whereby the cost is around 2,000 euro less.

Option 2 will feature a high up front cost, which according to past contributions will not be feasible. Therefore, something dramatic will have to happen such as an extra one-off payment, which will need to be voted on by all owners and we have to be certain that is does not impact on ongoing contributions. Moreover, electricity costs will rise with this option and there are other issues to consider.

Meeting
From our perspective, at this juncture, it is crucial for the sake of the complex that we all collaborate in a conciliatory way to come to a quick solution with the positive spirit of the community. We will therefore kindly call for the following people to meet at the Demorilo Larnaca office on Friday 8th of March.

• Owner and representative of Demorilo, our Property Management Company. 
• Representative of the Committee. 
• Mr. Lawrence Shannahan and Luke Medley.
• Other potentially interested owners. 
• The contractor that provided the second cheaper quote. 

Objectives

• To compare both quotes and agree on a preferred quote. 
• To consider the extra electricity costs and how this could be potentially minimized. 
• To determine precisely where the chlorinated water will be dispersed (estimated to be up to 30 tons per day), because even if it is treated it has to be dispersed, and adding the costs of option 1 additionally will make the project even less financially feasible. 
• To consider all other potential consequences. 
• How to fund the cost.

Final step
Once we receive the outcome of this special meeting, we can then make a unified proposal to all owners to vote upon.

In closing, we are following the directions of the local Council with immediate effect to be on the safe side.

Grant, Brian and Costas

Sewage system sabotage

Dear Owners,

I am writing this email to inform you that sadly on Saturday the 2^nd March 2013 sabotage to the sewage system at OH5 was identified. 

Upon a weekend inspection of the complex it was noted that waste had backed up again into the communal toilet block, so the system was checked over to ensure that the pump was operational and the system was functioning. Upon further inspection of the pipe that removes the waste off site it was observed that a section of pipe had been removed, which basically equates to the waste having nowhere to go and this action caused the waste to back up within the complex. Whoever took this action has shown a total disregard for the complex and the safe/well-being of the residents on site.  

We are all well aware and it has been well documented that many of us would like a fully functional/operational biological treatment plant onsite but this was never commissioned properly from day one of the complex opening, nor does the complex currently have a main sewage system connected to it like many other streets and towns in Cyprus. Therefore we either employ a waste lorry to visit the site daily and remove the waste water every time tanks start to fill up, which would be very costly for everybody concerned or we have to run with the system at this present time that has been in place with the councils authorisation for many years.

I hereby ask all owners that are onsite to be extra vigilant with regards to the obvious sabotage that is apparent as further sabotage will put the health and safety of the aforementioned residents at risk.

Demorilo Holdings Ltd along with some of the owners onsite are still compiling a feasibility study into the commissioning of the biological treatment plant but many factors have to be considered as a hasty decision could lead to spiralling energy costs, large volumes of recycled water that would need a destination (it cannot all be used on the gardens) and large costs would be incurred in the running of the plant room due to weekly maintenance being required and large volumes of chemicals would be required to operate such a system. In summary we simply don’t know at this moment in time if the commissioning of the treatment plant is viable but like most we hope that it will be once we have gathered all of the facts together.

Once again Demorilo Holdings would like to reiterate that the current system in place on your complex has been approved by the local council and we again strongly advise that if any owner should require clarification from the local council (responsible for health and safety) then please feel free contact the person indicated on this blog.

Kind Regards

Simon Tunnah

General Manager

Details of Demorilo services

Cleaning

Our competent cleaning operative is Andrea Lovaszi who is widely respected within the Larnaca district, due to her operational standards of cleanliness. Other committees actually ask for her to be their dedicated cleaner due to her reputation within the local community. She is onsite for one full day per week, which equates to 8 complete hours per week (after breaks).

Administration
Alison York heads up the Administration side of things, utilizing her 13 years experience in this field. Alison will spend around 4-6 hours per week engaging in dialogue with the owners and updating the records of owner payments.

Administration is key to collecting funds especially from non payers. Alison has already showed her strength in the in 2012, but recovering vital funds and helping us reduce the overall debt.

What all owners need to appreciate is that communication costs are high, as the job of simply sending emails is not effective, hence a large number of owners have to be followed up on. Alison has to call many owners overseas in Iran, Dubai, parts of Africa, UK and other countries besides. Many owners are hard to find or contact and the work is tiresome. Alison is always polite, courteous and assertive, which through experience has proven to be the best policy. She routines exceeds the agreed number of hours too.

Demorilo have also agreed to manage the OH5 accounts, which are available for any fully paid Owner to view upon request to any Committee member. Viewing the accounts requires visiting the Demorilo office with an appointment agreed in advance. All accounts are confidential to owners only and our trusted service providers.

Gardening

Richard Brown and Colin Jackson both of whom are fully trained in the use of all garden equipment and machinery comprise the Gardening team of OH5. They have also been trained in the safe and effective application of pesticides and garden fertilizers  Both operatives like all of the operatives at Demorilo have a real pride and passion for their area of our business

Moreover, both Gardeners are experienced in the care of most types of shrubs and plants that are found in Cyprus. All chemicals, pesticides, materials and equipment are included in the monthly fee. Such things are not cheap to buy as anyone can witness visiting a local garden center.

Richard also conducts a health check on the irrigation system during his weekly visit, which is crucial during the summer months.

Pool Cleaning
Iain Fraser is the pool cleaner for the complex and will visit 3 times per week inm the summer months twice a week in winter.

Essentially. Iain is fully trained by the National Swimming Pool Foundation and is a fully qualified Certified Pool and Spa Operator(CPO) his registration number is 85288124 and this can be verified by emailing the NSPF.

Operational Direction
Simon is the Operations Manager of Demorilo and is the person to contact for any defaults at the complex or important matters reating to any area of the operation. Simon is regularly onsite checking all areas of our complex and the performance of his team.

Health Inspector - Oroklini Community Council

The Health Inspector of Oroklini Village area is called Makis and he works at the Oroklini Community Council Office Building.

It is important for all Owners to know that the OH5 Committee follows the advice given by our professional service provider Demorillo Holdings Limited, which is in liaison and full knowledge of the Oroklini Community Council.

If any owner wishes to contact our local Health Inspector, he is fully aware about our property and his contact number is +357 24644744,

For visits the Oroklini Community Council their offices are open during the following times:

Monday          

7.30am-2.30pm & 3.30pm-5.30pm

Tuesday        

7.30am-3.00pm

Wednesday     

7.30am-2.30pm  & 3.30pm-5.30pm

Thursday       

7.30am-3.00pm

Friday           

7.30am-2.30pm  & 3.30pm-5.30pm

Social Accountability of staff

It is important for all Owners to know that Demorilo guarantees to ensure that all directly employed personnel working within the OH5 complex are doing so in accordance with the laws of Cyprus, which include payments of their social contributions and appropriate certification where necessary for Pool maintenance and other areas of technical operations.

It is essential that all staff contracted are legal and pair social contribution in accordance with the laws of Cyprus. The Government are taking measures to ensure that this happens.

DH also endeavors to ensure that all sub-contracted personnel are operating in accordance with the employment laws in Cyprus. 

Demorilo contacts

Here below are the contacts for our Property Management Company Demorilo:

Main Office
Makariou Avenue 36 | Shop 2 | Larnaca | 6017
Tel: +357 24400791 | Fax: +357 24400344

Oroklini Office
Griva Digeni 37 | Oroklini | Larnaca | 7040 | Cyprus

www.demorilo.com

Swimming Pool Guide

Swimming Pool Guide

All ‘KSL Property Services’ pool technicians hold a valid NSPF® Certified Pool Operator® or CIMSPA PPO Certification.

A monthly check is also made by senior members of staff who hold a valid NSPF® ‘Certified Pool Inspector’® licence.

All company operations are also supervised by our Exec. Director, who is certified to the NSPF® Associate Instructor level, the highest certification level currently available.

This focus on training and oversight ensures the consistent high level of pool safety and maintenance available.

TESTING SCHEDULE
The swimming pool is tested on each visit for Chlorine Free, Chlorine Total, Chlorine Combined and PH.  Alkalinity, Calcium and Cyanuric Acid are tested at least once per month. Any tests are reconfirmed before any chemical adjustments are made to the swimming pool.

CHEMISTRY
Swimming pool chemistry is made up of materials dissolved into the water, to ensure effective disinfection of the pool water and prolong the life of the pool equipment and liner we monitor the levels of key materials. These levels are constantly fluctuating depending on chemistry, bather load, weather etc.

When testing these results are then used to calculate swimming pools water ‘balance’. We do not expect levels to all be perfect when we perform these tests, a swimming pool is an open system constantly being contaminated by users and the environment. The purpose of the tests is to detect what levels have dropped out of balance and adjust accordingly. Our aim is to keep the water chemistry properly balanced so that we pick up levels that have dropped out of the ‘ideal range’ before they drop out of the ‘accepted range’.

Most of these levels are not regulated however there are legal limits for Cyanuric acid as high levels reduce the effectiveness of disinfectants like Chlorine and promote the spread of bacteria and viruses.

Here below is a quick guide to help all owners understand the importance of managing the balance within a Swimming Pool.

FC – Free Chlorine
The Ideal level is between 2 and 4 ppm (parts per million).
Accepted Range is 1-10ppm.
Levels immediately after manual dosing may be higher.

FC should be tested and chlorine added daily, unless you have an automatic feeder or SWG, in which case you can test it every couple of days. FC is consumed by sunlight and by breaking down organic material in your pool.

It is important that you do not allow FC to get too low, or you run the risk of getting algae and/or having an unsafe pool.

TC – Total Chlorine –
Ideal level is for the total to be the same as the free chlorine.
Accepted Range is <0.2ppm

pH
Ideal level is between 7.4 and 7.6ppm.
Accepted Range is 7.2-7.8

pH indicates how acidic or basic the water is. pH levels between 7.2 and 7.8 are suitable for swimming, while levels between 7.4 and 7.6 are ideal.

We primarily use a type of chlorine that while is the best for the types of pool in Cyprus does have a side effect of increasing PH. Due to this we tend to find that the PH is usually high when tested. We add balancing chemicals to the pool to counteract this effect.

TA – Total Alkalinity –
Ideal levels are 80ppm-100ppm when using Calhypo and 100ppm-120ppm when using Dichlor/Trichlor. Accepted Range is 60ppm-180ppm

Total alkalinity indicates the water’s ability to buffer pH changes. Buffering means you need to use larger quantities of a chemical to change the pH. At low TA levels, the pH tends to swing around wildly. At high TA levels, the pH tends to drift up slowly.

CH – Calcium Hardness –
Ideal level is between 200ppm and 400ppm
Accepted Range is 150ppm-1000ppm

Calcium hardness indicates the amount of calcium in the water. Low levels of calcium can damage tiled/plaster pool surfaces. High levels can damage heaters, pumps and block pipe work.

CYA – Cyanuric Acid –
Ideal level is between 30ppm and 50ppm

Accepted Range is 0-100ppm

Cyanuric acid protects FC from sunlight however at higher levels it lowers the effective strength of the FC. The higher the CYA level, the more FC you need to get the same effect.

Due to its relationship on the effectiveness of disinfectant like chlorine, CYA is legally regulated.

NSPF guidelines along with the CDC and WHO advise a maximum safe level for CYA is 100ppm. In Cyprus the legal limit is 200ppm. We self regulate that a pool should never exceed CYA of 100ppm.

Information Provided by KSL Property Services (D J Key Services Property Ltd)