indepth

Focused on the long term

Below 10 years multi-own strata residential Bronze: Ascenda Residence @ SkyArena

Getting things done right from the beginning is always better than having to rectify wrongs later on. Similarly, proper building management SOPs (standard operating procedures) and guidelines set up from the get-go provides the building with a good head start towards sustainable property management. Ascenda Residence @ SkyArena is one such example.  

Developed by SkyWorld Development Sdn Bhd, the condominium project was, until recently, managed by its property management arm SkyWorld Property Management Sdn Bhd, upon its completion three months ahead of schedule in September 2017.

At EdgeProp Malaysia’s Best Managed and Sustainable Property Awards 2020, the project was a Bronze winner in the below 10 years multi-own strata residential category.

Ascenda Residence is the developer’s first project in the country. It forms part of the 28-acre SkyArena mixed development in Setapak, Kuala Lumpur. Ascenda Residence was launched in 2014 with a total of 650 units. Housed in two blocks of 27 and 37 storeys, they are fully sold. Current occupancy stands at 92%. The building scored 76% in the QLASSIC construction quality assessment.

Several upgrades have been carried out by the developer and property management team since the project’s completion including the installation of a centralised water filter to supply cleaner water for consumption; the allocation of additional motorbike parking lots; installation of flexible bollards for the driveway to prevent accidents; and changing the lights in the common areas to LED lights, which translates to electricity bill savings of more than 20%.

Another aspect that the management takes seriously is safety.

“Safety of our residents is something we cannot compromise on. Hence, we have added a steel barrier gate to prevent unauthorised visitors on motorcycles from entering the carpark area.

“We have also installed additional CCTVs to monitor and ensure the safety and security of the surrounding areas to prevent security breaches and vandalism,” SkyWorld Development chief operating officer Lee Chee Seng tells EdgeProp.my.

Long term sustenance

While it is important to ensure a property is managed and maintained well in the present time, Lee believes it is important to be farsighted and adopt measures on sustenance and sustainability.

“For instance, we have to adopt preventive maintenance instead of corrective steps by practising regular scheduled checks weekly on all mechanical and electrical equipment to ensure everything is in good condition and is operating well. We also need to service/calibrate electrical equipment such as the generator set and transformers according to the scheduled time frame as advised by the electrical engineer,” says Lee.

Ascenda Residence Joint Management Body (JMB) chairman Kwan Thean Poh concurs, adding that the focus on sustenance also includes energy conservation and efficiency that will reap savings over the long term.

The JMB is also planning to create a different circuit and additional timer to control all the common areas’ lighting system. It is also looking at installing Bomba lift protection sheet and rubber mats for easy maintenance at the lifts as well as to upgrade the lift ventilation system.

“All these are possible as long as there is commitment and collaboration between the JMB and the Management Office (MO), which had a very close working relationship. The JMB is the closest to the residents and act as the medium for the MO to communicate with the residents,” says Kwan.

“The JMB members help to convey the needs of the residents to the MO and assist in convincing the residents on any initiatives or measures taken by the MO that benefit them. The JMB members can provide a clearer picture about the management operations and help the MO understand the actual condition of the property. The members may also have another point of view which the MO may have missed. Thus, good communication and understanding between the JMB and the MO will create a harmonious living environment,” Kwan emphasises.

To enhance communication between the MO and the residents further, SkyWorld had launched a mobile application called SkyWorld Connects whereby residents can reach out to the MO should any problems arise. Residents can perform several functions using the application, including defects submission, facility booking, advanced visitor registration, as well as feedback and complaints submission. They also have easy access to information on their accounts.

“The MO can also provide relevant information or updates to residents via the Announcements & Community section on the app. On request, the MO can also assist residents with minor repairs such as plumbing or electrical issues,” says Lee.

Like in most condominiums, one of the common challenges faced by the management is residents breaking house rules and ignoring instructions by security guards or MO.

“In such events, the MO will serve a reminder and warning letter to the respective residents followed by a fine not exceeding RM200 on second/subsequent breaches of our house rules,” says Lee.

Aside from the constant engagement with its residents, the management also has to ensure that there is sufficient fund despite the upgrading works. Currently, the maintenance charges’ collection rate is around 95%.

“The MO has to plan ahead and budget to ensure that the contingency fund is sufficient, and at the same time, spend accordingly to maintain the property,” Lee adds.

Note: SkyWorld Property Management is no longer managing Ascenda Residence as of February this year. The building is currently being managed by an external property manager.

Get the full results of EdgeProp Malaysia’s Best Managed & Sustainable Property Awards 2020 here: https://www.edgeprop.my/awards2020

View the virtual awards ceremony here: https://buff.ly/2YFNcVg​

This story first appeared in the EdgeProp.my e-Pub on July 2, 2020. You can access back issues here.

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