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 45 full-time team members across South East Queensland. A team of dedicated cleaning, landscaping, and maintenance contractors further supports them.

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 Luca’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 Luca’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.

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.

Luca’s strata management company is StrataCare Gold Coast.

Contact Details:
Stratacare Gold Coast
(07) 5531 2622
reception@stratacare.com.au

Luca’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.

For the fairness of all Residents and as per Luca’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.

The following is a summary of the key tasks and responsibilities of Mosaic Caretaking at Luca.

• General building and common area maintenance, including gardening, cleaning, and basic repairs/maintenance, per the terms of Luca’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 Luca’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.

Per Luca’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.

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.

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 Luca that can assist you, should you wish.

Alternatively, you can use a contractor of your own.

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

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

The role of strata management is to facilitate the administration of the Body Corporate.

Stratacare Gold Coast
(07) 5531 2622
reception@stratacare.com.au

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.

Completing a Pet Application allows Luca Residents to provide relevant and specific information relating to their pet to the Body Corporate Committee. This process involves:

1. 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.
2. 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.
3. Submit a Pet Application Form via your Strata Manager.
4. 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.

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 Luca.

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.