Our Building Management services fall into two categories Soft Services and Hard Services. Hard services include repairing of any electrical and mechanical equipment, maintenance of life safety systems, HVAC services and water and plumbing service. read more
Security and Access Systems
Key and access devices can be purchased from the O'Dwyer Property Management offices and sales are restricted to owners only for security purposes. Sales to tenants must be approved by the owner through our office.
The Management Company is responsible for the functioning of the call panels at each call centre point and up to the apartments. The hand-set internal to the apartment is the responsibility of the owner to maintain.
The servicing and maintenance of all security systems including Closed Circuit TV systems is carried out by our qualified contractors .
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Repairs and Maintenance
In the case of Hard Services, repair and maintenance applies to the following :
- Electrical i.e. common area electrical repairs to internal and external lighting, sockets, switchgear in the distribution boards
- Building ie Fabric repairs to carpets, all painting, roof leaks, uneven footpaths, glazing and doors/ locks, to name a few items.
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Bulb and Lamp Consumables
This service ensures that O'Dwyer Property Management hold a stock of all the lamp types particular to a building and the replace failed lamps as required and as per the Property Manager's regular building inspections.
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Generator Plant
It is a statutory requirement to carry out annual maintenance on all generator and standby generator systems. The purpose of standby generators is to provide electrical power to essential services in the event of mains power loss. Standby generators provide electric power for the operation of fire fighting lifts in tall buildings. The purpose is to aid the fire fighting personnel in reaching the point of emergency from within the building. No lift should be used by anyone else in the event of fire.
A specialist contractor is required for the maintenance of standby generators.
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HVAC Systems
Heat, Ventilation & Air Conditioning (HVAC) systems require planned maintenance and operation management to ensure highest performance and smooth running of central heating boilers, supply & extract fan systems and air conditioning. Included in this maintenance is the management of utility billing of services for heating and air conditioning supply.
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Vehicular & Pedestrian Gates
Security by means of restricted access is a high priority for multi unit developments. Where vehicle and pedestrian gate access is operated by means of motorized or hydraulic mechanisms via either remote or key pad/ fob readers they are maintained on a bi-annual basis by a specialist service provider. This includes the maintenance of the drive mechanisms, the safety devices on the gates that prevent premature closure of the gates on vehicles and pedestrians and a 24 hr call-out response for gate failures.
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Domestic Water Pumped Systems
Most multi storey Buildings have council fed potable water storage tanks with associated pressurisation pump sets that pump the water to each unit. These pump sets are maintained bi-annually as per industry recommendation and receive 2 no. inspection visits per annum in order to provide a reliable water provision. A 24 hour call-out response to failures on these systems is an additional service provided for all our developments.
Cleaning of the water storage tanks that are part of the domestic water supply system is required under the Irish legislation for the Safety, Health and Welfare at Work (Biological Agents) regulations which list both the Legionella and E.Coli Bacteria as potential hazards for domestic use storage tank systems. Dirt and debris in the right conditions will provide a nutrient source for bacteria growth. With this in mind, we recommend the water storage tanks are cleaned and disinfected on an annual basis.
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Lift Maintenance and Repairs
The cost of lift maintenance in a particular development can vary significantly, based on the quality of the original installations and the ratio of lifts in the Buildings.
Lift Service providers offer a number of maintenance packages from standard to fully comprehensive. However, in the longer term, a fully comprehensive maintenance package is generally viewed as the better option, as in addition to the standard service visits, it will cover the costs of all call outs and parts required for the expected 20 year life of the lift under normal use conditions.
High costs can arise where the lifts are subject to misuse and even vandalism.
O'Dwyer Property Management generally recommend a comprehensive maintenance package is taken and we carry out annual market rate analysis and benchmarking to ensure all our Clients enjoy competitive rates for lift maintenance. This cost category also incorporates the monthly phone line rental charge for each lift phone connection.
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Life Safety Systems
O'Dwyer Property Management promote and encourage best practice and investment in this critical area to ensure that fire and safety systems are not only maintained and monitored appropriately, but are also upgraded as necessary.
Fire Alarm. It is a statutory requirement to test all devices and each fire alarm panel annually, and where necessary make repairs to the fittings which are found to be faulty. It is also required that a bell test is conducted quarterly as part of the statutory test. The purpose of the fire alarm system is to be an early alert to all building occupants of the detection of a fire, and thereby affect a timely and safe evacuation of the building. Typically, on each quarterly inspection 25 % of all devices are tested so that by year end 100 % of devices have been operation tested. There are communal area devices and each apartment has a fire detector and bell which requires annual testing. Access to all apartments must be coordinated for the test engineers and there is an equal responsibility for owners to provide access on scheduled maintenance visits. The maintenance contractor is required to report on each quarterly test for compliance.
Emergency Lighting. It is a statutory requirement to test all emergency light fittings quarterly and where necessary, make repairs to the fittings which are found to be faulty. The purpose of emergency lighting is to aid in the safe evacuation of a building in the event of emergency and mains power loss. Each emergency light is fitted with independent batteries to illuminate the light fitting in the event of mains power loss. Each fitting has a light emitting diode (LED) which when lit indicates the battery is charged. Some fittings are used for normal lighting and remain on permanently with the normal lighting. Other fittings may only illuminate when there is mains power loss. The maintenance contractor is required to report on each quarterly test for compliance.
Automatic Opening Vents (AOV). Where AOV equipment is installed it is a statutory requirement to maintain this equipment. This fire safety equipment is designed to release smoke and heat from buildings in the event of fire to aid in the safe evacuation of people. AOV actuators can be fitted to doors, windows and louver vents. They are fitted to dedicated smoke shafts or on external facing windows. AOV’s open when a signal is received from the fire alarm in a specific area to vent heat and smoke from that area.
The AOV system is independent of the fire alarm system in terms of maintenance. Maintenance is carried out by specialist contractor, and these systems should receive a full test and service every 12 months. On large installations they can have a full test carried out every 9 months with a full service every 18 months. The signal link between the AOV system and the fire alarm is tested for correct operation by the fire alarm and AOV maintenance contractor.
Fire Extinguishers. It is a statutory requirement to inspect all fire extinguishers annually and where necessary make repairs, replace or recharge where faulty equipment is found. The purpose of fire extinguishers in common areas is for individuals to extinguish small incipient fires where it is safe to do so. All extinguishers must be discharged or replaced at set interval periods. Different extinguishers types have differing interval discharge/ replacement periods as set out by the regulations. A specialist contractor is required to carry out this inspection.
Hose Reels. Test operation of hose reels, pump sets etc... This normally ties in with Fire extinguishers and pumps contractors....
Dry/Wet Risers. Where dry risers are installed, it is a statutory requirement to maintain the system on an annual basis. Dry risers are typically fitted to tall buildings to facilitate a fire tender access in order for fire fighter crews to fight fires from within buildings. There is an inlet breach valve at ground level where easy access for a fire tender truck is possible for the purpose of pumping water into the pipe. Each level of the building will have a landing valve where a fire man could attach a hose to fight a fire. There is an air release valve at the top of the pipe stack to release air out of the pipe when water is pumped into the pipe. This equipment is maintained by specialist contractors. Ideally, to conduct a proper test, will require a wet pressure test. However this is cost prohibitive and the risk of flooding in the building is high should one of the valves be faulty. Therefore it is recommended that a dry air pressure test is conducted, along with a visual inspection of all valves.
Fall Arrest System. It is a statutory requirement to test all fall arrest equipment annually and where necessary make repairs. The purpose of a fall arrest system is to provide a secure anchor for workmen working at height to attach a full body harness which would arrest a fall from a building edge. This equipment can either be an anchor ring or a cable latch way system. A specialist contractor is required to carry out this inspection.
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