2 Bedroom Units

3 Bedroom Units

Moda Melton is operated under a Management Rights model with REAL MGMT PTY LTD. The sole director and principal licensee is Michael Mitchell, who also owns and lives in Unit 1 on site. Some of the many benefits enjoyed by Lot Owners from having an Owner like themselves also run the place and live on site include consciousness of spending – as a levy payer themselves it’s in the Managers best interest to excel in providing best value quotes for various works to maintain the scheme, as opposed to third party facility managers who have no money invested in the scheme therefor may not put as much time and effort in when it comes to sourcing quotes. Other benefits include consciousness of unit values by way of upkeep and presentation of the common property, not to mention a sense of pride in living where they work.

Under the Residential Tenancies & Rooming Accomodation Act a property manager can only carry out routine inspections once every 3 months, whereas by the On-Site Manager also managing your investment property, through their role as Caretaker and Occupier, they can monitor your property externally every day just from looking out their window. The On-Site Manager also has intimate knowledge of the facilities and nuances that are associated with every multi-unit dwelling structure. Repairs can be attended to quickly and efficiently as they are across trends that happen in buildings and have more than likely “seen it before”. With competitive rates and generally more qualifications than your average property manager found on every street corner, using your Body Corporate-appointed Real Estate Agent to manage your investment property is a smart move.

Here is a short summary from Michael about his role as Manager:

Why am I here?

1. Carry out the duties outlined in the Caretaking Agreement to an acceptable industry standard
2. Provide a letting (Property Management) service to Owners as outlined in the Letting Agreement
3. Advocate for high levels of statutory compliance and actioning Body Corporate instructions so they are obtained and maintained
4. Manage risk and cost to the building owner (the Body Corporate)
5. Add value in tangible and intangible ways

How do I achieve this?

1. Caretaking

• Caretaker’s Duties transposed into a maintenance calendar to easily understand and manage work requirements
• 10+ years experience in property maintenance running my own business, with over 1,400 jobs completed
• Formally qualified in facilities management and landscaping, as well as industry accredited
• ARAMA member for industry support and continual performance development

2. Letting (Property Management)

• Suitably experienced in property management & leasing in a professional environment through previous role at Ray White
• Partnered with Accom Properties as a broker for maximum exposure to the real estate market
• Personally owned multiple investment properties which gives perspective on what clients want and expect
• REIQ practicing member for industry support and continual performance development

3. Compliance

• Compliance requirements transposed into an easy to follow calendar, copy of records kept with Body Corporate Manager
• Professionally trained in achieving the required standards and levels to be industry compliant
• Professionally accredited by the ABMA as a compliant industry practitioner and also serve on the ABMA Independent Review Panel
• Proven track record of taking a non-compliant building and achieving full compliance, in record time

4. Risk & Cost Management

• Being compliant means fully insured, best practices used, and all necessary steps taken to reduce risk
• 5 years’ experience in commercial procurement, purchasing, asset management, billing analysis
• As an Owner and levy payer, I also have a personal vested interest in keeping costs down

5. Adding Value

• Ensure Moda Melton presents and functions the best it can be (pool, gardens, grounds, amenities, etc)
• Ensure By Laws are followed and breaches reported promptly when enforcement required
• Ensure Moda Melton is compliant and protected (covered) in the event of an insurance claim/incident
• Ensure programmed and advisory maintenance is carried out and recommended to the Body Corporate

The road to Moda Melton was not easy for Michael, the business purchase process took 12 months and there were many hurdles to overcome with a lot of money at stake if the sale fell through as nearly $30,000 had already been committed on specialist consultants and exploratory building works to ascertain feasibility (legal, financial, town planning, engineering, architectural, and the list goes on).

These obstacles included obtaining Body Corporate consent (motion without dissent) to sub-divide the large 4 bedroom, 3 bathroom, 4 car space, 4 balcony managers unit into 2 x normal size 2 bedroom units. Then the associated approvals from council for the renovation work to fit them out (most extensive was the addition of a kitchen, office space and converting the laundry into a main bathroom and the associated plumbing and electrical work being retrofitted in a 10yo building), negotiations with the Body Corporate through their lawyer about changes to the CMS and other approvals required. But he got there in the end and the results speak for themselves.

In the first 12 months Michael has grown his property management portfolio from 26 to 45, obtained a 5 year top up to his management agreements, motion for ‘Gallery Vie’ finance clause approved, exercised the 15 year extended term in the agreements, completely overhauled the gardens, rectified some 200+ defects in the fire systems, implemented programmed & preventative maintenance plans, achieved full compliance in the Body Corporates Work Health & Safety Compliance Management Plan, including the recently added Fire Interface and Control Management Plan module which became law in 2015, and put forward many improvement ideas for the scheme of which most have been adopted and welcomed by the Body Corporate, including a high definition CCTV security system, a restricted key system, and a 30kW solar system for the common property.

In the second 12 months Michael has grown his property management portfolio to over 60 properties (circa $50m assets under management), obtained a 2nd 5 year top up to his management agreements, built a children’s playground for the complex in the green space and been recognised by his peers as being the best in the management rights industry, receiving the Australian Resident Accommodation Managers Association's (ARAMA) “Resident Manager of the Year (long stay)” award at the inaugural ARAMA 2019 Top Awards held at Brisbane’s Tattersalls Club in July - an achievement Michael is very proud of and the recognition it has brought to the complex and unit owners as being a great place to live.

Rubbish

Q. When do the bins get emptied?
A. General waste (red bins) get emptied on Tuesday & Friday and Recycling (yellow bins) get emptied on Monday & Thursday.

Q. What if one side of the bin is full?
A. Use another side - just lift the lid and see where there is space. Do not overfill the bin, the rubbish truck does not empty overfilled bins.

Q. What if the bins closest to me are full?
A. Use the other bins, there are 3 bin areas on-site situated between buildings’ 1&2, 3&4, 5&6.

Q. What if the recycling bin is full?
A. Put it in the general waste bin, do not leave it on the ground in front of the bin.

Q. Why do the bins go out the day before?
A. Brisbane City Council stipulates bins must be out the day before as the rubbish trucks can come anytime from 5.30am onwards and local law says petrol engines can only start making a noise from 7am and as the bin moving tractor is loud it would be inappropriate and against council law to put the bins up that early in the morning.

Q. I’m moving in or out, can I dump all my unwanted household belongings in the bin area?
A. No. You must take it to the tip yourself or pay someone to do it. The council bins provided are only for domestic waste and not your old furniture, etc. that you want to dump.

Q. Council is having a kerb side rubbish pickup, where should I leave my rubbish?
A. Don’t leave it in front of our complex, leave it in front of Queensland Health or on the other side of the road on the respective nature strips – this way our home doesn’t look like a tip (council doesn’t state you have to leave it in front of your address, only that it must be on the nature strip during the collection period).

Cleaning

Q. When do the stairwells get cleaned?
A. The cleaners come once a week, usually on a Monday morning, and vacuum, mop, wipe the hand rails, clean the windows, clean the bathroom at the pool area, etc.

Q. I was taking my rubbish down and the bag broke and left a mess, what do I do?
A. Clean it up, this is not a hotel and you are not allowed to damage/deface the common property.

Q. What about my door mat, shoes, umbrella, etc that’s in front of my door?
A. You are not allowed to have any personal items on the common property including in the landing in front of your unit entry door in the stairwell. Not only does this inhibit the cleaners but it is a breach of the fire regulations by obstructing the evacuation path and the Body Corporate will have the items removed.

Q. When do the car parks get cleaned?
A. The Body Corporate has the common area of the car parks cleaned every 1-2 months with a vacuuming machine. Each units’ car space is an Exclusive Use Area (EUA) and the Lot Owner/Occupier is responsible for cleaning it as per the By Laws, this includes keeping any stuff stored in a neat and tidy manner.

Pool & BBQ Pavilion Area

Q. Am I allowed glass in here?
A. No. The chance of glass breaking is high and presents a serious safety risk, furthermore in some cases to get glass out the pool the water needs to be drained and it’s a 65,000L pool, a very costly exercise which the Body Corporate would sue the offender to pay as it is in clear breach of the By Laws. Paper/plastic cups and cans are ok.

Q. Am I allowed to put the chairs in the pool and sit on them?
A. No. The pool furniture must remain where it is and treated with respect to not get damaged.

Q. Am I allowed to eat and drink in the pool?
A. No. Food is only permitted to be consumed in the immediate BBQ area where the table and chairs are and all rubbish must be put in the bin provided and the BBQ must be cleaned after use.

Q. Are pets allowed in the pool?
A. No.

Q. What is appropriate attire to wear?
A. Suitable bathing suits must be worn. Nudity is not permitted, and baby/toddlers must have suitable ‘swim nappies’ on. If you see something inappropriate, please report it to Police Link on 131 444.

Q. Is smoking allowed in the pool area?
A. No. Smoking is not permitted anywhere on the common property.

Q. What do I do if I see the pool gates don’t close automatically or the glass has shattered?
A. Please call the Manager immediately on 0413504084.

Parking

Q. Can I park in the visitor car parks?
A. No. The visitor car parks are for visitors only. If you own or rent a unit you may not park in the visitor car parks.

Q. Can I park in the loading zones?
A. No. They are for loading and for vehicles to turn around.

Q. Can I park in the car wash bays?
A. No. They are for washing of cars only and must not prevent access to the bins getting in and out.

Q. Someone is using my car space to store their stuff, what can I do?
A. You may try and track down who it is and ask them to remove it, or you can just dispose of it. No one has any right to use your exclusive use area but you.

Q. My car has an oil leak and made a mess, what do I do?
A. You must clean it or get a professional to clean it. No one can damage or deface the common property. If you are aware of the problem you are best to park on the street to avoid damaging the common property until you can get the leak fixed.

Car Wash Bays

Q. I’ve taken my vehicle off-road/to the beach and it is really muddy/sandy, can I use these facilities?
A. No. You must go to a proper car wash/somewhere else as any heavy matter such as clay mud and excessive amounts of sand etc. will block the drain and you will be responsible for the plumbers cost to unblock the drain.

Q. The retractable hose doesn’t seem to roll up/gets stuck, what am I doing wrong?
A. Turn the tap off and press the hose nozzle to release the water pressure in the hose, it should now roll up fine.

Gardens & Grounds Maintenance

Q. When does the lawn get mowed, etc?
A. General maintenance is usually done every Monday and consists of lawn mowing, edge trimming, leaf/dust blowing-vacuuming, weeding/spraying, etc. as required. During the week additional leaf/dust blowing-vacuuming may be done as required.

Q. When do the hedges and trees get trimmed?
A. The hedges usually get trimmed every 1-2 months as required. The trees get trimmed back away from the buildings every 6-12 months as required.

Q. How is the pool maintained?
A. The pool is checked daily for safety hazards as well as a basic water testing using a test strip to check the water balance (pH, chlorine, alkalinity) is within range, as well as any physical matter such as leaves and bugs removed using a skimmer net, and the skimmer basket (pre-filter) is also checked and cleaned as required. On Mondays a sample of pool water is taken to Swimart who analyse it with their computer machine and from there directions are given for any chemicals/treatments that may need to be applied. Also on Mondays, the robot cleaning machine is used to vacuum any dirt/dust, etc. from the floor and walls of the pool. During this time the pool is closed for safety as the machine can interfere with various medical implants like pacemakers and cochlear implants. The cleaning process takes around 3 hours.

Suspicious Activity and Disturbances

Q. I’m witnessing a crime in progress, what do I do?
A. Call Crime Stoppers on 1800 333 000 or Police on 000 if it is an emergency

Q. There is an out-of-control party / noise disturbance / domestic dispute going on, what do I do?
A. Report it to Police Link on 131 444 or to Crime Stoppers on 1800 333 000 or Police on 000 if it is an emergency.

Q. I see suspicious behaviour from people who look like they are ‘casing the joint’ or selling drugs, what do I do?
A. Report it to Police Link on 131 444 or to Crime Stoppers on 1800 333 000 or Police on 000 if it is an emergency.

Q. Should I keep my letterbox locked and get in the habit of always locking my security screen doors?
A. Yes. Taking away the opportunity and means is a big part in preventing crime from happening.

Units for Rent in Moda Melton

• Check Current Listings (click link, scroll to bottom, select 'For Rent')
• Tenancy Application Form
• RTA Pocket Guide for Tenants

Units for Sale in Moda Melton

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