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 Luca’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 find a copy of Luca’s by laws here or on the Mosaic Resident App. 

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 Luca’s Body Corporate is Stratacare Gold Coast.

Contact Details:

Sarah Pearson, Gold Coast Branch Manager

07 3435 5339

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 Caretaking team does 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 get a copy of Luca’s Body Corporate By-Laws here or on Mosaic’s resident app.

Enforcement of the By-Laws is monitored by the corporate body. 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, 7 Douglas St, Coolangatta QLD 4225.

Electricity

Luca has an embedded electricity network managed by HumEnergy, 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 uploaded below.

Luca Hum Energy Connection Information

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 HumEnergy 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 usage.

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

Cold-water usage will be calculated and charged to you by Seqwater. 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.

Internet/NBN Connection

Luca 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.

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 Lightning Broadband’s current plan and to register your account.

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, building entry doors, parcel room and fire exits) 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 the Caretaking team on caretaking@mosaicproperty.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 Caretaking team 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:

Stratacare Gold Coast

07 3435 5339

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 3700

stapylton.service@au.harveynorman.com

Please also cc Mosaic Rectifications

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

Contact: 

Port City

07 5443 4095

sales@portcityair.com.au

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:

Locksmiths | Able Security

Brisbane Office: 07 3393 9500

24hr Call out: 07 3188 6085

bne@ablesecuritygroup.com

Mosaic Property Group

8.30am – 5pm, Mon – Fri | 1300 336 989

Outside of business hours | 0455 346 452

Major incidents

Police, Fire, Ambulance | 000

State Emergency Services | 132 500

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:

Locksmiths | Able Security

07 3393 9500

Emergency apartment or common area issues | Mosaic Property Group

8.30am – 5pm, Monday – Friday | 1300 336 989

Outside of business hours | 0455 346 452

Major incidents & emergencies

Police, Fire Brigade, or Ambulance | 000

State Emergency Services (SES) | 132 500

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 the 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 Mosaic DLP Rectification Submission Form here.

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

For any queries and assistance, you can reach out to the Rectifications Team on rectifications@mosaicproperty.com.au.

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

Notification of rectification items will not be accepted by phone or by word of mouth and must be given in writing.

In the event of power loss, ground floor entrance doors will unlock and become manually operated. Apartment front doors with smart locks operate on a separate battery system and will remain secure. The battery will flash when low. You may also use your entry door key to manually unlock at any time.

You will find your air conditioning control panel/s mounted to the wall in a central location to your living room. Please refer to Port City’s air-conditioning manual here and Mosaic’s resident app.

You will only need to arrange your electricity 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 valves are located within the ceiling manhole access panel within the bike storage cupboard.

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

Apartments and communal areas are serviced by a sprinkler system. The sprinklers are activated by the presence of heat, triggering the building evacuation alarm and warning system, alerting emergency services.

There is a traffic signalling system installed to Luca’s car park to manage the flow of traffic through the single lane ramp and one way exit route out of the basement. Please follow the green and red signals as per typical traffic rules.

The default signalling prioritises traffic incoming to the building. The signal facing the building car park entry on ground level will display as green until an outbound movement is detected at one of the hold lines on the basement level.

Spaces 1 – 3 and 21 – 25 will need to engage the Exit Button to trigger the traffic system and receive a green light to exit the carpark.

You will find the yellow and green Exit Button located on a nearby column and clearly marked.