Q 1. Who are the management company?
Emerald Management Company
Q 2. Who are SPM?
SPM - Smiths Property Management - are our managing agent.
They are independant of the builders, McCabes.
They are independant of the builders, McCabes.
Q 3. How does the management company and management agent work?
Emerald Management Company was set up by McCabes and is currently run by McCabe Directors (they are obliged to do this before allowing residents to move in)
At a later date (when McCabes fully leave the site) the residents take over this company and become the shareholders. All decisions then lie with the residents.
Until then, Emerald have hired SPM to run the development - this includes:
* Arrange bin collections
* Insurance of common areas
* Liase with residents about on going issues
* Ensure lighting, security, maintanence etc are all in order
* The general up keep of the development
* They deal with complaints of other residents and contact landords/residents where necessary.
At a later date (when McCabes fully leave the site) the residents take over this company and become the shareholders. All decisions then lie with the residents.
Until then, Emerald have hired SPM to run the development - this includes:
* Arrange bin collections
* Insurance of common areas
* Liase with residents about on going issues
* Ensure lighting, security, maintanence etc are all in order
* The general up keep of the development
* They deal with complaints of other residents and contact landords/residents where necessary.
Q 4. Are SPM onsite?
NO - the office is based in Dunboyne.
They have an operations department who come to the development at least twice a week.
They have an operations department who come to the development at least twice a week.
Q 5. Who do I contact when I have an issue?
Usually you contact Sinead in SPM by email (Better to have it in writing.). SPM will delegate the issue to the relevant parties.
Until the development is complete it is important to contact McCabes with relevant issues also.
If the issue is a common area issue then also cc the residents committee on you email to SPM so the residents committee can also help with putting pressure on to fix the problem. Also others may have experienced the same issue as you and have advise.
Until the development is complete it is important to contact McCabes with relevant issues also.
If the issue is a common area issue then also cc the residents committee on you email to SPM so the residents committee can also help with putting pressure on to fix the problem. Also others may have experienced the same issue as you and have advise.
Q 6. Who do I pay my management fee to and how much does it cost?
You pay SPM the management fee. The amount is revised annually.
For 2006 the fee was €1200 for a 2 bed duplex/apt.
For 2006 the fee was €856 for a 1 bed apt
This is expected to rise for 2007.
For 2006 the fee was €1200 for a 2 bed duplex/apt.
For 2006 the fee was €856 for a 1 bed apt
This is expected to rise for 2007.
Q 7. When is the management fee due?
You pay a year in full when signing your contracts (regardless of month). The financial year for PH starts from 31st January each year so early February you will receive an invoice for the coming year. They will credit your a/c for the months that you were not living in PH.
SPM can arrange to have payment made in full, on a quarterly or monthly basis.
SPM can arrange to have payment made in full, on a quarterly or monthly basis.
Q 8. Why would I contact SPM?
To ensure the development is run to a high standard. They don't see the complex every day.
It is important to contact them on any issue you see in the development.
If you think that things are not being maintained - email/phone the SPM office and ask for Sinead.
e.g. noisy neighbours, dirty building, lights gone, security, leaks in common areas etc
It is important to contact them on any issue you see in the development.
If you think that things are not being maintained - email/phone the SPM office and ask for Sinead.
e.g. noisy neighbours, dirty building, lights gone, security, leaks in common areas etc
Q 9. What is the emergency number for?
The emergency number is for use outside of SPM's office hours and only when there is an actual emergency.
Calls to this are expensive and should only be made in the event of an emergency.
An example of an emergency could be a bad and sudden leak which requires urgent attention.
Calls to this are expensive and should only be made in the event of an emergency.
An example of an emergency could be a bad and sudden leak which requires urgent attention.
Q 10. Does everyone get a parking space?
NO - only the people that purchased one with their unit get one.
Q 11. How do I know which space is mine?
You get your parking space number from McCabes when you collect your keys.
Before your contracts are signed you should also have seen a map detailing where your car park spot is.
You will also be issued with a parking permit.
Before your contracts are signed you should also have seen a map detailing where your car park spot is.
You will also be issued with a parking permit.
Q 12. How do I get into the car park?
The only entrance to the car park is on Tolka Valley Road.
You need a fob/remote to get into the car park. It is controlled by electronic gates that won't open without a remote.
The security hut is just inside the gates.
You need a fob/remote to get into the car park. It is controlled by electronic gates that won't open without a remote.
The security hut is just inside the gates.
Q 13. Is their visitor parking?
No provisions have been made for visitor parking.
Q 14. Is their a bike shed/rail?
Yes, it was installed after pressure from the residents committee.
Q 15. Who provides our TV, Phone & Broadband?
Smart provide TV, Phone and Broadband.
Sky provide a TV service.
Up until 2010 getting Sky wasn't possible, but after a lengthy investigation by the residents committee and SPM, Sky have installed a shared dish.
Sky provide a TV service.
Up until 2010 getting Sky wasn't possible, but after a lengthy investigation by the residents committee and SPM, Sky have installed a shared dish.
Q 16. When do I do my snag?
When you receive a completion notice from the builders in the post. You get this when the builders think your unit is ready.
Q 17. Who do I contact to arrange my snag?
Once you have received the letter you contact McCabes Finglas Office to make an appointment.
Q 18. What is the procedure for snagging?
You do your snag list and give it to McCabes.
They will let you know when everything is fixed.
You go back and see it is acceptable, if not you re-snag and give the updated list to McCabes.
This continues until you accept it is complete and then you close the sale and receive your keys.
They will let you know when everything is fixed.
You go back and see it is acceptable, if not you re-snag and give the updated list to McCabes.
This continues until you accept it is complete and then you close the sale and receive your keys.
Q 19. How many snags do I do?
As many as it takes until you're happy. Some people do one, some people do five. It's up to you. The more you do the longer it takes to move in.
Q 20. What should I look out for on my snag?
The balcony flooding - sloping in the wrong direction.
Alarms are stated in the brochure but have not been fitted to date. Put it down.
Keep an eye out for signs of leaking, stained paint along the top of the walls where there is a balcony above you. Make sure the cause of the leak is identified and fixed by McCabes.
Security of balcony glass, windows open, keys for doors
The lights, sockets, plumbing, gas etc are all working
General snagging your surveyor will do - the above are just issues that have been raised to date by current residents
Alarms are stated in the brochure but have not been fitted to date. Put it down.
Keep an eye out for signs of leaking, stained paint along the top of the walls where there is a balcony above you. Make sure the cause of the leak is identified and fixed by McCabes.
Security of balcony glass, windows open, keys for doors
The lights, sockets, plumbing, gas etc are all working
General snagging your surveyor will do - the above are just issues that have been raised to date by current residents