Welcome Home
As the developer and custodians of Bianca by Mosaic, we would like to say a warm welcome home.
We are dedicated to supporting the Body Corporate in providing a healthy and fulfilling living experience for all Residents, and maintaining common areas to the highest standard so you can always feel proud to call Bianca home.
While it can be complicated to understand how a building is managed, it is crucial to remember that, first and foremost, it is a partnership between the Body Corporate and Mosaic Caretaking.
Living in a communal environment like Bianca means everyone plays a collective role in keeping a clean and harmonious home for all to enjoy.
We have often found that issues can arise simply because of a misunderstanding of what Mosaic Caretaking is responsible for versus the Body Corporate.
This web page summarises our collective roles and responsibilities to realise the most successful and rewarding partnership possible.
You're in Good Hands
As one of Queensland’s most awarded and trusted property developers, we are proud to have earnt a reputation for delivering design and lifestyle-led homes where people love to live.
We support the Body Corporate in maintaining and managing all of our buildings post-completion because the living experience of our customers is at the heart of everything we do.
And through this, we help grow the value of your property and ensure you can always feel proud to call Bianca home.
Bianca's Building Management Structure
There are several different entities involved in the ongoing management of Bianca. It is important to understand the functions of each entity to ensure you:
- Have any questions answered by the correct team;
- Are updated on key building activities;
- Obtain approval for any changes to your apartment or car park/s; and
- Participate in the decision-making process about the ongoing management of your building.
Below is some helpful information on the entities involved in Bianca’s ongoing management and maintenance.
We have also created a handy visual illustration of each entity’s purpose and relationship to the Body Corporate – click below to access it.
Building Entity OverviewBuilding Management Entities
Mosaic Caretaking & Letting
One of Mosaic Property Group’s most important points of difference is the retention of management rights for each building we deliver.
While many developers will sell a development’s management rights for significant revenue, our model prioritises an enduring relationship with all of our projects, with a 25-year horizon.
In doing so, our highly experienced Caretaking and Letting ensures Bianca’s common areas are maintained to the best possible standard, per the budget and scope of duties defined within the Caretaking and Letting Agreement contracted with the Body Corporate.
Our Caretaking team is one of Mosaic’s largest and growing departments, with over 45 full-time team members across South East Queensland. A team of dedicated cleaning, landscaping, and maintenance contractors further supports them.
Body Corporate
Queensland Legislation dictates that all Community Titles Schemes have a Community Management Statement (CMS) registered with Titles Queensland.
All owners in a Community Titles Scheme are automatically members of a building’s Body Corporate when they buy their lot.
The Body Corporate is the legal entity by which the common areas of your building are managed and maintained for the benefit of all owners and to undertake functions required under Body Corporate legislation.
Regulations state that the Body Corporate is responsible for maintaining the common property in good condition. It is important to understand that this reference to the ‘Body Corporate’ does not mean the Caretaker.
Notably, the members of the Body Corporate are all lot owners in the scheme – the Caretaker is not the Body Corporate
A committee of representatives is elected to discharge the day-to-day decision-making duties of the Body Corporate on behalf of all owners.
This Committee is also responsible for enforcing By-Laws, which Residents are obligated to follow once they enter a Scheme. By-Laws are the rules for residing in a building as contained within the Registered Community Management Statement (CMS).
They guide residents on what they can and can’t do, aiming to prevent conflicts and disputes and enable a harmonious community.
When working on-site, the Caretaker helps to monitor for By-Law breaches, which then must be reported back to the Committee under the duties of the Caretaking and Letting Agreement.
The Caretaker is not responsible for enforcing the By-Laws, nor are they accountable for monitoring for By-Law breaches after hours or on the weekend.
Outside of Caretaking hours, Residents are responsible for reporting any witnessed breaches to the Body Corporate Committee via email to the Body Corporate Manager or Mosaic Caretaking so this can be reported to the Committee.
By-Laws are unique to each building. Please contact your Body Corporate Manager for a copy of Bianca’s By-Laws.
The Body Corporate is required to hold an annual general meeting to decide such matters as:
- Annual budgets;
- Annual contributions;
- Insurance; and
- Electing the Body Corporate Committee.
Don’t hesitate to contact your Strata Manager for details regarding Bianca’s next annual general meeting.
Click here to access a helpful website to learn more about Community Titles Scheme, Body Corporate, By-Laws, and other related information.
Strata Management
The role of strata management is to facilitate the administration of the Body Corporate. Duties include:
- Assisting the Committee;
- Organising meetings and issuing minutes;
- Managing the administration and sinking funds to ensure compliance; and
- Responding to breaches of the by-laws, among other duties noted in the strata management agreement.
Bianca’s strata management company is Cambridge Management Services.
Contact Details:
Daig Allman
07 5530 9900
Resident Responsibilities
We always strive to go above and beyond for Residents. Still, Mosaic Caretaking is a contractor, not an employee of the Body Corporate, engaged to undertake the specific, approved duties noted within the Caretaking and Letting Agreement.
This means we are not a 24/7 cleaning service and are only onsite at various times to complete agreed tasks per an agreed frequency, which can range from daily to monthly, depending on the Agreement.
For example, contractually, the Caretaker may only be required to mop the common area once daily.
Therefore if a Resident makes a mess, they are obliged to clean that mess, or they are in contravention of the By-Laws.
Below are some helpful guidelines to ensure everyone plays their part in keeping Bianca a beautiful, clean environment for all Residents.
Key Resident Responsibilities
Keeping a Clean & Neighbourly Environment
Bianca’s By-Laws outline a Resident’s responsibility to leave the common property clean and tidy. This means Residents must:
- Store and dispose of waste in a manner that will not adversely affect the amenity, health, hygiene or comfort of others; and not be deposited on the Common Property. If you drop rubbish, it is your responsibility to clean it up.
- Not drop/spill food, drink, or food/drink waste on the floors in the foyer, lift, and lift lobby. If an accident occurs, the responsible resident cleans the area immediately.
- Not leave rubbish or other materials on the common property in a way or place likely to interfere with other Residents’ enjoyment of that area.
- Not throw or drop an object or substance from their property onto another.
- Not damage or deface common property, treating it with respect at all times.
- Ensure cardboard boxes are broken down and placed inside bins.
- Refrain from leaving furniture or bulky items around bins as this will not be collected. If you require assistance dumping furniture or household goods, don’t hesitate to contact our office; we can refer you to a reliable contractor to assist.
- Clean up pet waste, and be mindful of regulating pet behaviour, for example, noise levels. Residents are also responsible for repairing any damage a pet makes to common property at their own expense.
Car Park & Common Area Use
For the fairness of all Residents and as per Bianca’s By-Laws, please find below a summary regarding the car park and common property/ exclusive use areas.
- Visitor car parks are to be used by genuine visitors only;
- Bicycles cannot be stored on common property apart from the designated bike racks;
- All common areas must be kept free from obstructions and hazards;
- Personal items cannot be stored in the car park unless inside an approved storage locker.
Mosaic Caretaking's Responsibilities
Per Bianca’s Caretaking and Letting Agreement, Mosaic Caretaking is responsible for looking after common property on behalf of the Body Corporate.
The Agreement outlines the tasks that Caretaking is responsible for, along with an approved schedule for when these are completed (e.g. daily, weekly, fortnightly, monthly, and so on). Undertaking work inside a residence or allowing access to one is strictly not permitted.
Below is a summary of the tasks carried out by Mosaic Caretaking at Bianca, along with works that fall outside our scope and additional maintenance information.
To learn more, please get in touch with your Strata Manager for a copy of the Caretaking and Letting Agreement, or contact Client Services Manager Lisa Lange if you have any questions about the outlined processes.
Mosaic Caretaking Responsibilities vs Out-of-Scope Works
Mosaic Caretaking - Scope of Works
The following is a summary of the key tasks and responsibilities of Mosaic Caretaking at Bianca.
- General building and common area maintenance, including gardening, cleaning, and basic repairs/maintenance, per the terms of Bianca’s Caretaking and Letting Agreement.
- Day-to-day administrative tasks of the building.
- Supervise various trades, service contractors, and suppliers carrying out the Body Corporate-approved repairs, maintenance, and capital works.
- When on-site, monitor compliance with Bianca’s By-Laws and advise the Body Corporate of any serious or persistent breaches of them, reporting to the Committee to enforce.
Any common area maintenance works not outlined in the Caretaking and Letting Agreement fall back to the responsibility of the Body Corporate.
These works must be approved by either a Committee decision (if it is within their spending limit and there is a provision in the budget for the expense) or the Owners at a general meeting.
Maintenance & Repairs - Out-of-Scope Works
Per Bianca’s Caretaking Agreement, minor works can be completed in less than 30 minutes by an individual without using power tools, specialist equipment and/or a ladder.
If works do not fall within the above, they are not considered minor. They will require engaging an external supplier of trade to complete the repair or maintenance at a cost to the Body Corporate.
Per the Caretaking and Letting Agreement, the role of Caretaking in these instances is to firstly source quotes and advice for the repairs or works required from specialist contractors.
Assisted by the Strata Manager, Caretaking will then submit quotes to the Body Corporate to consider, along with a proposed schedule to undertake the works.
Critically, repairs or corrective maintenance can only occur with the Body Corporate’s explicit approval of a submitted quote and accompanying proposed work schedule.
Once a repair quote and schedule are approved, Caretaking will coordinate the corresponding works through to their completion.
Sometimes it can feel as though repairs and maintenance move slowly; this isn’t due to Mosaic Caretaking.
As dictated by legislation, there is a strict approval process to be followed by the Body Corporate. Decisions can only be made with a majority vote. The committee requires time to vote, and the Strata Manager requires time to arrange the vote and distribute minutes.
Invoices for completed works are submitted to the Strata Manager to arrange payment from the Body Corporate administrative fund.
Insurance Repairs - Out-of-Scope Works
Occasionally, damage may occur to the building which is covered by insurance.
In these circumstances and as directed, Caretaking will assist in obtaining quotes for the insurer and Body Corporate to review/approve.
Insurance repairs can be delayed as they are subject to insurance assessment.
Internal unit repairs are to be managed by lot owners.
Residence Specific Maintenance - Out-of-Scope Works
All residents are responsible for the upkeep and maintenance inside their own apartments.
Per the Caretaking and Letting Agreement, Caretaking is not permitted to undertake any works inside residences, nor are they allowed to provide access.
Should you experience any maintenance issues in your apartment, you will find some trusted and reliable contractors listed below who are familiar with Bianca that can assist you, should you wish.
Alternatively, you can use a contractor of your own.
Bianca's Caretaking Team
Mosaic Caretaking is the trusted custodian of Mosaic Property Group’s completed buildings.
Grounded by an exceptional service ethos, each team member, which now numbers more than 45, treats Mosaic properties as if they were their own, reflecting their immaculate presentation.
We strive to create positive relationships through an empathetic, proactive, and personalised approach, taking great pride in strengthening the connection between Residents, their home, and their community.
While you will see a member of our Caretaking team on the ground performing their duties for a couple of hours most week days at Bianca, an entire team is working behind the scenes to assist the Body Corporate.
But we never stop trying to improve; to do this, we always welcome and appreciate your feedback.
General & Emergency Contacts
For your convenience, we have provided the below contact details for you to assist with enquiry or emergency situations.
If you have an emergency apartment maintenance issue during office hours, please contact Mosaic Caretaking on 07 3667 8219.
To report any other situations that are likely to cause injury or damage to property outside of office hours, please call 07 3667 8220.
Please call 000 in the case of Fire, Medical Emergency, or if Police are required to attend.
Key Contacts
General Contact
To report general concerns or questions pertaining to common areas, please contact:
Mosaic Caretaking Team
0455 346 452
caretaking@mosaicproperty.com.au
For queries on caretaking & maintenance of common areas
Client Services Manager
Lisa is your best contact for any queries that relate to the Body Corporate.
This includes any request to make changes to your apartment that affect the external appearance of the building (such changes will need to be approved by the Body Corporate Committee).
Lisa Lange
07 3171 2270
llange@mosaicproperty.com.au
Strata Manager
The role of strata management is to facilitate the administration of the Body Corporate.
Cambridge Management Services
07 5530 9900
Emergency Contacts
Police, Fire, or Ambulance Services
In serious or life-threatening situations, call Triple Zero (000) for police, fire, or ambulance services.
Flood & Storm Assistance
Call the State Emergency Service (SES) on 13 25 00 for help with flood or storm damage.
Electricity
In case of fallen power lines or power outages call Energex on 13 62 62.
Water
For faults and emergencies call Gold Coast City Council on 1300 000 928.
Mosaic Resident App
Mosaic offers Bianca’s Residents a customised mobile app for managing essential housekeeping-related information, key contact details, building updates, and exclusive offers.
Bianca’s amenities do not require bookings, and as such, Residents are welcome to use them on a first-come-first-served basis.
Please follow the instructions below on how to download the app and find exclusive resident offers.
Resident App Instructions
Parcel Deliveries
For Residents’ security, privacy, and convenience, a parcel room is located in the external walkway near Bianca’s entry lobby.
All Residents will have swipe access to the parcel room to collect their parcels 24/7. We kindly request you review the housekeeping points below to familiarise yourself with the Parcel Room procedure.
Parcel Room Procedure:
- Upon arrival, couriers will deposit your parcel via the parcel delivery chute.
- Residents will then receive a notification from the courier service that the item has been delivered.
- To ensure a fair parcel storage system, we kindly request you collect your parcels at your earliest convenience after receiving notification of delivery.
Rest assured, Bianca’s Parcel Room is monitored by CCTV surveillance.
Pet Ownership
As a pet-friendly developer, we wholeheartedly appreciate the joy and fulfillment furry companions bring to families.
When accepting pets into our community, we work to ensure the needs of all Residents are considered first and foremost, and that all pet owners at Bianca contribute to a well-presented and harmonious living environment.
Pet owners are required to complete a Pet Application, which is then assessed for suitability by Bianca’s Body Corporate Committee.
Pet Courtesy Responsibilities
Pet Application Process
Completing a Pet Application allows Bianca Residents to provide relevant and specific information relating to their pet to the Body Corporate Committee. This process involves:
- An application to the Body Corporate is necessary to advise that a Resident wishes to keep a pet on the premises and provides an opportunity for pet owners to present relevant and specific information relating to their animals.
- Prior to lodging your application, familiarise yourself with the relevant Body Corporate By-Laws so that you can ensure your companion meets all requirements. Relevant Body Corporate By-Laws can be requested from your Stata Manager or found on the Mosaic Resident’s App.
- Submit a Pet Application Form via your Strata Manager.
- Once the application has been submitted, it will be considered by the Body Corporate Committee in the next meeting, even if you have been granted pre-approval.
To assist the committee in making a reasonable decision, along with the Pet Application Form, you must supply the following information:
- A photograph
- Council registration/microchip details
- Proof of vaccination by copies of veterinary records
Please note that applications are non-transferable and are valid for the listed animal only.
Encouraged Pet Ownership Behaviours
Whilst animal companions certainly enhance the enjoyment of your home life, it is important to remember that all Residents are responsible for the peaceful occupation of those residing in Bianca.
To help navigate responsible pet ownership, we have collated some valuable tips on conscientious communal living:
- Be patient with your neighbours, especially during the immediate post settlement period. Moving to a new environment can be a daunting experience for humans and animals alike.
- Open a respectful dialogue with your neighbours – for example, they may not be aware that their animal makes noise during their absence.
- When traversing common property areas with your pet please be mindful of the fact that you may come across fellow Residents with allergies or who may be fearful of your pet, whether you feel the fear is rational or not.
- Every pet has a distinct personality that can result in discomfort in enclosed spaces. Avoid such situations if you know that this may be an issue for your pet.
- Please ensure your dog does not relieve themselves in common areas, including the front lawn. This will keep these spaces clean and sanitary and landscaping healthy and pleasant for everyone.
- Animals are prohibited within the pool area.
- Ensuring that you carry your animal through entry lobbies, level lobbies, and lifts is a Body Corporate By-Law.
- To avoid unreasonable noise transfer, take time to train your pet. We recommend investing in professional training.
- To minimise excess noise whilst on their own, ensure animals are entertained and occupied with toys. Leaving a TV or radio on at a low level can prove to calm.
Please note Mosaic’s Caretaking team is not responsible for managing Resident disputes.