Soft Services

At O'Dwyer Property Management, our building management services fall into two categories : Soft Services and Hard Services. Soft Services include cleaning of common areas, grounds and landscaping, providing security, pest management, water and waste management read more .

Helpdesk/After Hours Emergency

O’Dwyer Property Management operate an After-Hours Emergency Helpline and the contact details for this service and a list of situations which constitute an emergency are posted in the entrance lobbies of all apartment buildings.

The After-Hours emergency helpline is a facility provided to allow owners to contact a central point in order that a registered contractor is called out where required. Typical emergency calls include -

• A leak or water damage from one apartment to another or from a common area or sewer mains blockage.
• An alarm activation.
• A break-in or security incident.
• Entrapment in a Lift.
• A fire incident or fire alarm activation.
• Vehicular gate failure.
• Damage to a common area security door.
• An injury or accident occurring within a communal area.
• Mains utility failure i.e. water, electricity or gas.

This facility is provided to developments to allow owners to contact a central point in order that a registered contractor is called out for plumbing and electrical faults to common areas. The registered contractors have a general commitment to respond within two hours and no later than 8am the following morning. If you are a client of O'Dwyer Property Management, please logon to our members area for your development's helpline details.

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Janitor/Concierge

Some Management Companies require on site personnel and O'Dwyer Property Management can facilitate and manage this service. The service includes recruiting suitable candidates, providing training where required, managing the candidate on behalf of the Management Company to include salary payments, holiday cover, dress code and general responsibilities. Janitorial services may also include Porter, Security, Caretaker and Concierge services. Staff recruitment and administration, having regard to the requirements of a development, is a vital role for the managing agent. In O'Dwyer Property Management we have more than 50 janitors employed in client developments throughout Dublin.

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Our Services include :  

• The recruitment of all staff which includes making certain that each candidates employment and character records are satisfactory.
• Arranging the execution of contracts of employment specifying terms and conditions of employment.
• Ensuring satisfactory workmanship standards for all tasks.
• Instructing and arranging training where necessary.
• Overseeing work activities to ensure all duties are executed in a productive, efficient manner. 
• Managing sick leave, absenteeism, holiday entitlements and/or overtime.
• Arranging and implementing holiday cover on site as is necessary.
• Providing Support and training to the personnel to deliver services in a courteous and service orientated manner.
• Ensuring that equipment is provided and recorded in an inventory.
• Arranging repairs and maintenance of the inventory.
• Providing Staff Uniform and ensuring that staff are wearing the appropriate clothing and footwear at all times on site.
• Ensuring a well stocked first aid box and contents are provided.
• Operating a salary scale programme which includes long stay service increments.
• Arranging monthly remuneration, including statutory pay slips, all tax and social security deductions and statutory PAYE and PRSI returns to the Revenue Commissioners.
• Ensuring compliance with all Health &Safety and HR legislation.

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Security Guarding 

O'Dwyer Property Management can provide on site Security Services 24/7 365 days a year. Security guarding (static or patrols), where applicable, is customised appropriate to each development where required. A tagging system is normally put in place at various points and regular patrols are carried out.

Weekly security reports are provided to our office.  The service specification may include varying levels of manned security or a patrolling guard service.

Security companies operating in the Door Supervisor and Security Guarding sectors are compulsorily required to hold a licence from the Private Security Authority (PSA).

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Vehicular Parking Control

Car Parking spaces located in underground car parks and surface common areas, require parking management and control.  Where a trespass car is parked illegally within a private owner’s car space, the owner may contact the parking control company directly to have the car clamped. 

The service is 24-hours, 7 days a week and it is considered an effective measurement to ensure parking control for each owner.

Random inspections to the common areas are carried out to ensure there common areas are at all times free from obstruction e.g. car park ramps and emergency access areas

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Building Cleaning

O'Dwyer Property Management arrange for internal and external building cleaning services for our client developments. We ensure a quality service at competitive rates and terms are obtained. Our goal is to deliver high quality services, which meet the overall requirements of our clients to ensure a clean, safe, healthy, comfortable environment in all our buildings. Cleaning duties include : 

• LItter picking and removal of cigarette butts at entrances.
• Clean all entrance doors including metal and handles.
• Clean letter boxes.
• Vacuum entrance mats.
• Clean pictures, furniture etc
• Remove dust and cobwebs.
• Mop tiled floors.
• Vacuum hall stairs and landing.
• Clean internal doors, skirtings, sockets and switches.
• Mop elevators and polish external/internal elevator doors & panels .
• Clean stairwell handrails.
• Clean window ledges.
• Check radiators and fire extinguishers.

This service offering is completely optional, does not form part of our managing agent role and can be selected completely at the discretion of the client.  

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Window and Gutter Cleaning

The window cleaning is carried out at agreed periods and includes the cleaning of all internal and external common area windows, inaccessible apartment windows and all ground floor windows.

Regular gutter cleaning is vital to protect guttering fixture & fittings and ensure excess water dispersion. The gutter cleaning is carried out annually and O'Dwyer Property Management notifies residents in advance of the programme and in addition, provide a 7 day call back in the event of any dissatisfaction.

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Vermin Control

Preventative bait stations for vermin are located throughout each property development at various locations in car parks, basements and in the grounds. Six inspections are carried out by the contractor annually. This service is delivered by our quality contractors.

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Landscape & Ground Maintenance

This service is well recognised and availed of throughout our many client sites. These services include all aspects of landscaping and maintenance which may include servicing the waste management area, the car park surfaces, road / car park markings, road signage, road sweeping, external industrial cleaning, chewing gum and graffiti removal, light maintenance etc. and our in-house Horticulturist is available to make planting recommendations where required. (link to gallery)

These comprehensive services ensure a quality image and presentation is portrayed to all residents and visitors within your development.

 
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Waste Management and Refuse Collection

Domestic and recycled waste is collected weekly by either the local county council or a private contractor. We have secured significant savings in this category for our clients year on year. The main forces behind the savings are reductions in landfill, internal cost cutting measures, and  reduced overheads.We negotiate the best value for our clients. Illegal dumping is strictly prohibited and its removal incurs unnecessary costs to the Management Company. Residents are asked to report incidences of any illegal dumping to the janitor on site and/or Litter Warden at 1800 251500.  

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Signage

In each apartment block there is Entrance signage, signs for Fire Safety and Evacuation, the O'Dwyer Property Management Emergency service, Lift signage and House rules. All signage provided is in accordance with good estate management practises. 

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Reactive Repairs

Reactive services are isolated to small repairs or works that arise from time to time outside of the planned and cyclical maintenance services to an estate. They can be called in at request of an owner or noted for attendance by a property manager during an inspection. Small jobs like these can be difficult as General tradesmen are often uninterested in them or too busy to do them. Our in-house Repairs and Maintenance team has been servicing our client sites to ensure that these small jobs are attended to efficiently and cost-effectively. Some examples are : 

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