Complex Maintenance

ARTICLE: ​Planning Major Maintenance Works

​All buildings require constant maintenance and most of the time this is just minor repairs but occasionally you are going to need to organise a larger scale project.  For example, your building may be getting to the stage where it requires a complete repaint, or your pool surface may be at the end of its expected life.

While organising small maintenance can be organised with minimal hassle, larger jobs require a little more attention as there are specific considerations when organising major maintenance works.

​Selecting a suitable time

​When major works are being done there can be a considerable amount of disruption to your buildings residents, however this disruption can be reduced by proper planning and timing.

For example: If your building experiences heavy summer seasonal occupancy, you can plan to organise these works prior to, or after the season. Remember, if you plan to organise these works before the season, keep in mind that they can easily overrun, so make sure there is a suitable buffer period before the summer season starts to accommodate any delays.

​Bid process

​Unless it is part of an existing contract or management agreement, you should always obtain quotations/bids from at least three different providers.  

It’s important to make sure that any vendor selected as part of this bid process is suitable and has all relevant qualifications.  Remember, you get what you pay for, so the lowest bid is not always the most cost effective.  

If you have a copy of ‘The Ultimate Committee Handbook’, Chapter 8: ‘Maintenance of your Building’ explains in detail how to organise a fair and professional bidding process and how to select the winning contractor.

​Its not just the contractor’s responsibility and liability

​If you select a poor-quality provider or hire someone operating illegally without relevant qualifications & insurance you can be held ultimately liable for the consequences.  Remember the committee hold the ultimate duty of care towards the building/resort and its owners.

​Financing major works

​Ideally you will have a detailed maintenance plan so these major maintenance items will not come unexpectedly and you will have a contingency fund and/or a maintenance fund ready to pay for these works when required.
 
That’s the ideal, however things rarely work this way.  You may need to approach unit owners and ask for them to pay an extra payment on top of their normal communal fees to cover the cost of this maintenance. It’s not a pleasant task, but it is in everyone’s interest to keep the building well maintained, and most units would stand to lose far more in property value than the extra payment if these are not organised.

There are three common ways a committee will calculate each unit’s Communal Fees: But only one way is the legally accepted way.

​Looking for ​more?

​If you are a member of your management committee, (or are looking to set one up) you will know that while the communal property regulations are comprehensive, they are sometimes a little difficult to understand and even once understood its not always easy to apply these generic regulations to your individual building with its specific challenges.  

To help with this problem​ my most recent book the Ultimate Committee handbook ​gives you detailed and step by step instructions on every aspect of being on your committee and running your building.  It explains the communal property ​law in simple terms including real world examples and instructions ​on how to best apply these regulations.

To get more information on this book, and view a book preview you can click the below link.

Unlock the true potential of your apartment building or resort with The Ultimate Committee Handbook.

Russell Flick

The Cyprus Communal Guide
Helping you unlock your buildings true potential.

Russell Flick

International Property Professional, Public Speaker & Author of 'The Ultimate Committee Handbook'. In addition to his published books, Russell is a public speaker, columnist and founder of www.CyprusCommunalGuide.com, the online information portal for property owners to get support and advice on all aspects of communal property ownership and management. Russell is currently in the process of publishing his second book (expected to be released in 2018) the 'Step-by-Step Guide to Owning Investment Property'. While the first book is aimed as a support resource for committees, giving step by step instructions on the management and administration of their buildings. This second book is is a practical guide to assist property owners and investors with information and procedures in acquiring, maintaining and maximizing their property investments.