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 team ensures Dawn’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 25 full-time onsite caretakers across South East Queensland. 

A team of dedicated cleaning, landscaping, and maintenance contractors further supports them.

The Body Corporate is the legal entity by which the common areas of your building are managed and maintained on behalf of all owners.

It determines and enforces its own rules for the building, called By-Laws. These regulations cover matters such as parking, noise, use of the common areas, changes to the external appearance of the building etc. During the development process, Mosaic puts together the by-laws incorporating learnings from previous buildings into standard practice clauses.

You can contact the Strata Manager for a copy of Dawn’s by-laws.

A committee of representatives will be elected to discharge the day-to-day decision-making duties of the body corporate on behalf of all owners. This election takes place at the first Annual General Meeting, which is usually held a few months following settlement.

Until a committee can be established, Mosaic Property Group acts as the body corporate temporarily and will work with the new committee to ensure a smooth transition.

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.

The strata management company for Dawn’s Body Corporate is Stratcare. 

Contact Details:

Sarah Pearson

07 5531 2622

sarah.pearson@stratacare.com.au

All residents must contribute to a culture of supportive, respectful, and conscientious living alongside their neighbours.

Some residents will have experienced apartment living before; for others, it may be their first time.

Often, the most significant adjustment our new residents face is adapting to what could be considered relatively ordinary, day-to-day aspects of communal residency.

Based on our experience, we have compiled some valuable tips on mindful living for residents:

• Bass vibrations can carry above and below your apartment – as a result, please keep music, television volume, and social gatherings at a reasonable noise level at all times, particularly after 10:00pm.
• Simple additions like felt pads on the base of furniture that is moved regularly or rugs on top of hard flooring can help minimise noise transfer while also protecting your own floors. Conversely, don’t forget this is your neighbour’s home too, and you may occasionally experience some noise as part of normal occupancy.
• Adhere to the building’s By-Laws, amenity terms of use, and any resident reminders issued. Your Body Corporate can provide you with a copy of the By-Laws specific to your building.

Should you encounter any concerns with neighbours, these are best resolved through respectful discussion directly with that Resident in the first instance.

In any situation where you feel unsafe raising your concern, or if it relates to an issue that you cannot address in person (for instance, a loud party continuing late into the evening), you are best to call the police to assist at the moment. 

If you would like further assistance after the event or to lodge an incident report, please contact your Property Manager (if applicable) or the Strata Manager, who can assist further with the next steps.

Please note that Mosaic’s Concierge and Caretaking teams do not manage disputes between neighbours. 

We hope the above guidance provides some assistance to residents in their contribution to a harmonious building community.

You can obtain a copy of Dawn’s Body Corporate By-Laws from your Strata Manager or on Mosaic’s Resident App. 

Enforcement of the By-Laws is monitored by the Body Corporate. Any infringements will be reported by building management to the Body Corporate for their review and response to applicable lots as required.

Building address

Your investment property address will be your apartment number, 15 Peerless Ave, Mermaid Beach, QLD 4218.

Electricity

Dawn has an embedded electricity network managed by Hum Energy, which means that the development purchases its electricity in bulk. This arrangement reduces network charges by aggregating all electrical meters through one metering point that is directly connected to the main electricity network, providing a competitive energy rate to all residents.

An electricity account will need to be opened in the occupant’s name from the settlement, regardless of the move-in date.

To establish your account with Hum Energy, please follow the instructions here or on the Mosaic Residential app.

Apartments retain their own individual meter and will be billed monthly. Please note that under an embedded electricity network, you are required to sign up with Hum Energy rather than another provider, however the supply rates are lower than what you would obtain under a retail arrangement.

Water

Each apartment has separate hot and cold water meters and will be individually charged for their usage.

Water meters dedicated to each apartment are located in the service cupboards in your lift lobby. The meters are fitted with AMR remote reading technology, meaning council will very rarely need to gain access to your lobby to read meters.

Hot water at Dawn is delivered via a centralised gas hot water system with Hum Energy, providing the development with a cheaper rate of hot water supply through this bulk arrangement. This system supplies hot water continuously; unlike a typical heating system for a house, you will not run out of hot water.

Your cold water will be billed by the local water authority. They will be in touch with you following settlement to bill you for your usage and service connection.

The cold water shut off valve for your apartment is located under the laundry sink. This valve will shut off your apartment’s water supply.

Internet

Dawn by Mosaic will provide residents with an exceptional building-wide wireless internet experience via Rush Broadband.  Residents will enjoy excellent, reliable customer service with a simple 60-second activation, NBN level speeds of up to 100 Mbps, no set-up fees or lock-in contracts, and a very competitive monthly fee.

Simply connect to the Wi-Fi using the supplied details on the pre-installed Rush router you’ll find in either your apartment service cupboard or the robe of a secondary bedroom beneath the distribution board. You will be automatically redirected to the sign-up page where you can finalise your details and access the internet immediately.

Please note your first two months’ connection is free, and you will be notified in advance when your first payment will be deducted.

Alternatively, you may wish to connect your NBN with another provider. You will find your NBN ‘NTD’ (Network Termination Device) located either in a hallway cupboard or within the robe of a secondary bedroom. Please note you will likely incur a new connection set up fee of around $300 as this NBN Co. charge is typically passed on from your internet provider.

Click here to see Rush’s current plans and here for technical support information.

We take the safety of our residents extremely seriously.

The security of your building and well-being of fellow residents is of paramount importance. As a community, we all need to look out for each other and be extra vigilant.

The property’s entrances (including the car park entrance, B1, B2 and B3 lobby’s and common areas) are Council compliant and designed to mitigate the risk of unlawful entry. These areas are also under 24-hour CCTV monitoring. However, despite all this, unfortunate events can still occur.

To minimise the danger of potential breaches, we ask residents to:

• Never put your apartment keys on a keychain with your address on it.
• Do not leave keys, access fobs or garage remotes in mailboxes
• Ensure all entryways remain closed and locked behind you.
• Ensure no one follows you into the building. Be aware of tailgaters; if you don’t know them, please do not allow them into the complex.
• Ensure none of the following are stored in your car while unattended:  keys, carpark remotes or access fobs; valuables; anything with your personal information.
• Always lock your car and do not leave valuables in it. If you cannot take valuables with you, keep them out of plain sight.
• Not store valuables in the garage/carpark storage facilities.
• Secure your bike with a good quality lock (‘D’ locks generally provide a higher level of security).
• Engrave your bikes with the first letter of the Australian state that your licence is in, i.e. Q, then your driver’s licence number.
• Record basic details of your bike, including make, model, colour, and serial number, and keep a photograph of it if you need to report its theft to the police.
• Call the police straight away if you witness or discover a theft/security breach. Do not touch anything in the relevant area until the police have investigated.
• Ensure adequate insurance for your apartment, car(s), and any storage areas, including contents, has been arranged.
• Report any lost access fobs or garage remotes immediately to your Residential Services Manager via dawn@mosaicbespokeliving.com.au.

Always take note of anyone acting suspiciously. If you see anything unusual, please contact the Police or (within business hours) the Resident Services Manager on 1300 792 542.

In the unfortunate event that a security breach or theft occurs, please report the incident immediately to both the police and your Resident Services Manager. Please note such matters need to be handled by the affected resident(s) directly with the police. The role of the Resident Services Manager is to provide the police with any requested security footage or other information and to assist with arranging repairs or insurance claims that relate to the building only.

Queries relating to the body corporate and by-laws.

Contact:

Sarah Pearson, Stratacare

07 5531 2622

sarah.pearson@stratacare.com.au

To notify of items within 12-month DLP, including appliance & aircon issues within 6 weeks of move-in

Contact: 

1300 336 989

Rectification Items must be submitted through the Mosaic DLP Rectification Submission Form here.

For any questions: rectifications@mosaicproperty.com.au

To raise appliance issues 6 weeks post move-in.

Contact: 

Harvey Norman Commercial

07 3297 3751

stapylton.service@au.harveynorman.com

Miele

1300 731 822

https://www.servicebooking.miele.com.au

Please also cc Mosaic Rectifications

To raise aircon issues or queries 6 weeks post move-in.

Contact: 

Ridge Air

07 3205 6044

servicing@ridgeair.com.au

Please also cc Mosaic Rectifications

If you experience an urgent issue such as being locked out, dangerous electrical fault, blocked drain causing damage, hot water issue, significant leak or any other concern that is likely to cause injury or damage to property, please contact the following:

If you experience an urgent issue such as being locked out, dangerous electrical fault, blocked drain causing damage, hot water issue, significant leak or any other concern that is likely to cause injury or damage to property, please contact the following:

For any non-urgent apartment or common area issues, please report them via the processes described here.

Firstly, check that the power supply to the building isn’t interrupted on the Energex website. If power supply isn’t interrupted, then refer to the Apartment Switchboard section of the Apartment & Building Services Overview page for information on your electrical switchboard.

If you believe an issue has arisen, please submit the item/s through the Dawn DLP Rectification Submission Form here.

Following receipt of your submission, we will arrange for Hutchies to review and provide formal confirmation of the agreed rectifications within 2 weeks. If required, Hutchies will arrange a suitable time for one of their team members to assess the issue(s) in person.

For any questions, you can reach out to the Rectifications Team at rectifications@mosaicproperty.com.au.

Notification of rectification items will not be accepted by phone or by word of mouth and must be given in writing via the above online Form.

For more information, view the Rectification Item Notification section of the Rectification Items page.

In the event of power loss all communal doors powered via electric strike will power down and unlock. Apartment front doors will remain secure and will require your key to manually unlock.

The lifts are serviced by a UPS system. In the event of a power outage the lifts will go to the nearest floor and open its doors to release its passengers.

Your air conditioning control panel is mounted to the wall in your apartment near the video intercom.

Please refer to the Ridge Air Conditioning operations manual here.

Overview:

• Airtouch 5 controller: This is located in your living area and has full control of the AC and the thermally controlled zones. When the AC is turned on the living room will run until the system is turned off, the bedrooms are controlled by temperature zoning.
• Airtouch zone sensor: A temperature parameter is set on the main Airtouch controller which this senses and opens and closes the zone to suit your chosen parameter. This also has the ability to turn the zone on and off completely. These will be located in each bedroom room generally above the light switch.

You will only need to arrange your electricity, hot water and internet connections. For further information on arranging connections and how your other services are billed, please refer to the Apartment and Building Services Overview.

The water shut off valve for your apartment is located either under the laundry sink or within the cupboard under your bathroom vanity.

The individual smoke detectors within your apartment are not connected to the fire brigade (also known as Queensland Fire & Emergency Services or QFES).

The smoke alarms in the lobbies on every apartment level will trigger Dawn’s emergency warning systems and deliver an evacuation alert via the ceiling speaker installed within your apartment. If you have burned any cooking etc, please do not open your front door to air the smoke.

The thermal alarms in the common areas are triggered by the presence of heat, activating the building alarm, fire sprinklers and also alerting the fire brigade.