Apartment & Building Services Overview

Level 1 and 2 apartment entry doors (and all fire stairwell doors) are Fire Doors and are tagged and certified as such. Please note the following important information in relation to your front entry door:

Tampering with this door and its closer may affect its functionality in the event of an emergency and, as such, we recommend reporting any issues with this door immediately to your Residential Services Manager or the Residential Services Manager. Please do not undertake any maintenance of such doors yourself.

Do not use any object to hold fire doors open – they must always be closed.

Do not install any additional locks, dead bolts or magnetic door stops to these doors.

Never tamper with the self-closer mechanism installed on such doors.

Please note if your door or relevant floor level fire stairwell door is found to be faulty upon assessment by the fire door inspection company which inspects annually, you or the body corporate may be liable for repair or replacement charges.

Do not use any object to hold open common area doors – these must always be closed.

Tampering with these doors and closers may affect its functionality in the event of an emergency and as such we recommend reporting any issues with these doors immediately to building management/ body corporate management.

Lorient 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 settlement.

To establish your account with Hum Energy, please follow the instructions here. This is also available on the Mosaic Residential app and was emailed to you in the lead-up to settlement.

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.

The apartment switchboard is the point from where your electricity is distributed throughout the apartment. It is typically located in a hallway cupboard. This panel houses the Main Switch and protection devices for your electrical installation. The main switch, as labelled, will isolate the electricity at this point from your apartment if in the OFF or DOWNWARD position.

In addition to your Mains switch, there are safety switches/circuit breakers for the apartment power points, light fittings, and certain appliances.

In a fault condition these switches will act automatically and switch to the OFF or DOWNWARD position, thereby isolating the power to this service/portion of the apartment. If a fault is detected, the Safety Switch/Circuit Breaker will automatically switch to the OFF position. This can be caused by faulty appliances plugged into power points. To locate the problem, it is recommended that all appliances be switched off and unplugged from the power points. Once this is done, the switch should be able to be turned back ON in the manner described above.

To identify the faulty appliance, reinstate the plugs back into the power points one by one and turn on. Upon the reinstatement of the faulty appliance, the switch will automatically switch OFF identifying this as the faulty appliance.

Every apartment is fitted with multiple Red R240 photoelectric smoke alarms.

Photoelectric alarms detect combustion particles, designed for fast response to smouldering fires and to minimise false alarms.

These alarms are mains powered with wired interconnection and will provide an audible alarm at all locations simultaneously in the event of an alarm occurring. Only the originating smoke alarm will have a flashing RED LED.

To provide backup power, units are fitted with one 9V battery. The battery will operate the alarm for approximately one to three months without mains power supply, it will last approximately one year under normal operating conditions. Battery replacement is recommended every 12months to all alarms within your apartment. Please note, the alarm cannot be closed without the battery in place.

Alarms should be replaced 10 years from date of installation by a licenced electrician.

If the protective cover is still in place on move-in, please remove it.

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

Apartments and common areas are serviced by a sprinkler system. The sprinklers are activated by the presence of heat, triggering the warning system that alerts the fire brigade and building evacuation alarm via the ceiling speaker installed within your apartment.

Maintenance

The smoke alarms are virtually maintenance free. However, if there is any dust or lint buildup around the smoke alarm a vacuum cleaner may be used to clean the exterior of the unit (including slots on the cover) every six months.

With higher levels of particulate matter in the air due to the local marine environment, more regular cleaning may be advised.

Do not immerse in or spray units with household cleaners.

Testing your smoke alarm

All smoke alarms should be tested on a monthly basis. Before testing make sure that the smoke alarm is connected to the AC power supply and the GREEN LED is ON.

• Test by pushing the “TEST/HUSH” button on the smoke alarm for three seconds until the alarm sounds. The RED LED will flash rapidly.
• Ensure to wait 10 minutes before additional testing is conducted to avoid any false alarm responses as product has reduced sensitivity during this period.
• Do not apply excessive force on the “TEST/HUSH” button as this may damage the smoke alarm and may void the warranty.

To silence your smoke alarms

• If the alarm sounds, first ensure there is no danger. Do not assume it is a false alarm. Carefully check all surrounds for the presence of smoke.
• Once it has been determined there is no danger, press the HUSH button on the triggered alarm (flashing RED LED) to desensitise the alarm for 10 minutes.
• After the 10 minute dormant period, the smoke alarm will resume normal operation.

Trouble Shooting

The laundry power point that enables dryer operation will only be live while the exhaust fan is also in operation. The activation switch is typically located beneath the laundry light switch.

This design feature to each apartment has been implemented to ensure moisture does not accumulate within your laundry and apartment generally, in order to preserve the life of your finishes and minimise the risk of mould.

Each apartment has a cold-water meter and will be individually charged for usage.

Hot water at Lorient is delivered via an electric instantaneous water heating system, which provides an immediate and continuous flow of hot water. Designed for efficiency, the units do not store water, avoiding potential heat losses that occur in traditional storage hot water systems. Having the unit located within your apartment reduces time lags, saving you both water and energy.

This system can store different set temperatures and call them up quickly, offers an ECO function that limits flow rate to a choice of 3 preset levels and has setting options for a temperature limit and internal anti-scalding protection.

Please refer to the Stiebel Eltron user manual for more information regarding operation, maintenance and trouble shooting.

Cold water usage will be calculated and charged to you by Unitywater. They will bill you directly with the details provided to them at settlement. You do not need to arrange connection or contact anyone to establish an account. As a general note, it is common for the first bill to be sent several months following settlement.

Gas to cooktops and BBQs within Lorient is supplied by Origin via a centralised system. Usage is not metered, all Lorient residents are billed a fixed rate via the body corporate.

The shut off valve is located in the services cupboard within your lift lobby

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

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

Visit www.lightningbroadband.com.au/mosaic-sign-up to sign up for Lightning Broadband’s current Mosaic plan and to register your account details.

Free-to-air and Pay TV provisioned points have been installed to select locations within each apartment.

To arrange your connection, please contact Foxtel or alternative provider directly. Please note any connection fees/ account establishment fees are the liability of the resident to pay.

To provide residents of Lorient with greater convenience, a parcel drop system has been installed for the temporary storage of packages found adjacent to the mailboxes.

We ask residents to collect their parcels in a timely manner. Food deliveries must be collected directly from the courier.

Lorient’s garbage chute disposal points are typically accessed via a designated garbage disposal cupboard within your apartment.

Unit 203 garbage chute access point is located on the smaller balcony.

Apartments 101 and 102 can dispose of their rubbish in the refuse storeroom, located on Ground level at the front of the building, by the visitor bike racks.

The garbage chute system is to be used for general waste only.

Under no circumstance should glass or glass bottles be placed in the garbage chute.

Do not leave waste adjacent to the chute door. If there is a blockage, please contact Residential Services to report the issue and in the meantime, dispose of your waste in the main refuse bins provided.

For larger items and recycling, please utilise the Ground level refuse storeroom at the entrance to the building.

To prevent garbage chute blockages, loose garbage, large items and oversized garbage bags must not be deposited in the garbage chutes. All garbage must be properly bagged, bound, or packaged to reduce or eliminate mess and odours. Incorrect use of the bin chute may cause damage to the system and building and call out fees for inappropriate usage will be on-charged to the resident responsible.

Boxes must be flattened before being placed into the recycling bin. Furniture and any unwanted goods are to be disposed offsite and arranged by residents – such goods should not be dumped in the refuse areas.

Any issues with the bins are to be reported to the Residential Services Manager on lorient@mosaicbespokeliving.com.au who will facilitate review and rectification. This will be communicated back to the Body Corporate and Committee if there are any issues.

In the event of the lift shutting down, being stuck on a level or not calling, a call out request can be logged with GoingUp Elevators directly while the lift is still under warranty. Please note, if no fault is found, a call out fee may be applicable.

24/7 Customer Service Centre: 1800 855 127

The emergency contact number is also listed within the lift on the information panel. 

The lifts are managed by Mosaic Caretaking on behalf of the Body Corporate. To raise any issues, please contact 1300 730 854 | lorient@mosaicbespokeliving.com.au.

In the event of the garage door not opening or closing, residents can report this issue to the Residential Services Manager on 1300 730 854 | lorient@mosaicbespokeliving.com.au.

A contractor will be arranged to attend and make the door safe/ accessible if locked down. Please note this immediate attention will typically ensure the door is open for free movement until further works can be completed to have the door fully operational.

While the door is under warranty, the original installer will be responsible for repairs to ensure the warranty is not voided.

Any routine general maintenance items relating to the common areas are to be reported to the Residential Services Manager on lorient@mosaicbespokeliving.com.au.

This includes items relating to regular maintenance, such as cleaning and gardening, as per the Caretaking Agreement. If any additional work beyond the Agreement scope is required, this will be at the cost of the Body Corporate and must be authorised by the Body Corporate Committee.

For wear and tear to fittings, any items required to be replaced following the warranty period will be at the cost of the Body Corporate.

Items requiring attention will be communicated back to the Body Corporate and Committee if it is over the Caretaker’s spending limit. Once accepted, the works will be scheduled for completion in order of priority.

While the complex is in the Defect Liability Period, it is required that all general electrical & plumbing issues to be directed to our Construction Team for review and rectification. Please report any concerns to the Residential Services Manager on lorient@mosaicbespokeliving.com.au to manage.

In the event of an emergency, residents should call 0455 346 452. Mosaic will arrange the appropriate trade to attend and make the property safe.

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 are Council compliant and designed to mitigate the risk of unlawful entry. These areas (including the car park, visitor parking, building entry gates and doors, mail boxes, parcel drop and fire exits) 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 the Residential Services Manager on lorient@mosaicbespokeliving.com.au.

Always take note of anyone acting suspiciously. If you see anything unusual, please contact the Police or Caretaking on 1300 336 989.

In the unfortunate event that a security breach or theft occurs, please report the incident immediately to both the police and Mosaic Caretaking. Please note such matters need to be handled by the affected resident(s) directly with the police. The role of the Residential 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.

Apartment living requires special consideration when it comes to fire safety.

Fire protection systems are an essential part of any building. It is important to understand that it is unknown whether an evacuation alarm instance is false or genuine until the Queensland Fire Emergency Services (QFES) attends the building to determine the cause of the alarm.

Stay safe by planning and responding to a fire or emergency by following these simple steps:

• Familiarise yourself with the building’s fire evacuation plan; look for the posted Fire Evacuation Diagrams on your level and take the time to read and understand.
• Know the location of the emergency fire exit stairs on your floor.
• Only use the fire hose reel and portable fire extinguisher if you feel confident and safe in doing so.
• Make an escape plan with your family or other occupants. Include an arranged safe meeting place outside the building.
• Fire stairs provide a safe evacuation passage that will lead you to a safe place away from the building. Never prop open any fire stair doors as this will cause smoke and heat to enter the fire stairs.
• Familiarise yourself with the designated Assembly Point.

Upon the sounding of the evacuation tone, occupants are to:

• Respond immediately. Do not wait.
• Evacuate the building using the nearest safe emergency exit and proceed to the designated external Assembly Point.
• If safe to do so, close all doors behind you as you leave.
• In the case of a Fire, do not use the lifts as they are not flame or smoke resistant.
• Assist mobility impaired persons to a fire safe area (if safe to do so)
• Stay clear of the driveway and away from the hydrant/sprinkler booster boxes.
• Call 000 (triple zero) from a mobile phone.
• Acknowledge re-entry to the building cannot be granted until the QFES personnel have completed their checks and confirmed the building is safe. Mosaic Property Group will also be made aware of the alarm.

Lorient’s apartments are designed to provide residents with a level of fire protection in accordance with fire regulations. Any time that a general fire alarm sounds, it is imperative to your safety that all residents respond and evacuate the building, using the designated fire stairs.

Please keep in mind your safety and more importantly, the safety of your children. When placing furniture, plant pots, barbecues etc. on balconies, as a guide, please make sure they are positioned a minimum of 1.2 metres back from the balustrade to prevent this furniture being used as a step up and over the balcony balustrade.

It is important that you check and clear the drain(s) on your balcony or terrace on a quarterly basis, with additional checks after any significant storm events or other activities conducted on your balcony surface that may lead to debris clogging your drain i.e. washing of pets, potting of plants etc.

Please do not hose any potting mix or plant matter into the drainage system to prevent the risk of blockages. All pots should be slightly raised and placed on drip trays.

Mosaic will not be liable for any water damage that arises as a result of drains becoming blocked from lack of maintenance.

If you wish to carry out any works within your apartment, balconies, basement car space, storage space or external areas, you must seek consent from the body corporate, as detailed in the by-laws.

Please contact the Body Corporate Strata Manager who can assist with the approvals process by liaising with the Body Corporate Committee on your behalf.

Jodie Kay – Stratacare

07 3435 5334 | jodie.kay@stratacare.com.au

Once consent is received, you should also read the by-laws carefully before undertaking any form of work within your lot which may affect common property. It should be noted that any unauthorised works carried out may void applicable warranties.

For any further queries relating to the above, please contact the Body Corporate Strata Manager.