Document date: February 2016 Page 1

Handbook for Owners

(section 6 is not included in the Tenants version)

Welcome to QBA Apartments – we hope you enjoy living here

as much as we do!

This handbook has useful information based on the Body Corporate Rules, and also

guidelines and helpful tips for easy living at QBA.

Contents Page No. 1. Introduction to QBA ....................................................................................................................... 2

2. The Body Corporate ......................................................................................................................... 3

3. The Body Corp Committee .............................................................................................................. 3

4. 2015-16 Committee – 11 members .................................................................................................. 3

5. Your Property Matters Limited (YPM) .......................................................................................... 4

Document date: February 2016 Page 2

6. Owners-Only Info – past AGM Minutes & Body Corp Levies ...................................................... 4

7. Summary of Body Corp Rules ......................................................................................................... 5

8. Suggested Suppliers ........................................................................................................................ 5

9. Security & Access ............................................................................................................................ 5

10. Intercom at Main Entrances ......................................................................................................... 6

11. Key System .................................................................................................................................... 6

12. Need another swipe card/key? ....................................................................................................... 6

13. What do I do if I lose my swipe card or key? ................................................................................. 6

14. Appliances in your apartment ....................................................................................................... 7

15. Water Shut-Off Valves (Tobies) .................................................................................................... 7

16. Electricity (Meter) Boards ............................................................................................................. 7

17. No Smoking in Common Areas of the Buildings .......................................................................... 7

18. Rubbish Collection & Recycling .................................................................................................... 8

19. Mail Delivery ................................................................................................................................ 8

20. Car Washing .................................................................................................................................. 8

21. Parking .......................................................................................................................................... 8

22. Windows ........................................................................................................................................ 9

23. Cleaning & Maintenance .............................................................................................................. 9

24. Bicycle Racks ................................................................................................................................. 9

25. Storage Lockers .............................................................................................................................. 9

26. Television ..................................................................................................................................... 10

27. Newspaper Delivery .................................................................................................................... 10

28. Noise ............................................................................................................................................ 10

29. Fire Alarms & Exits .................................................................................................................... 10

30. Earthquake and Tsunami Action Plan ........................................................................................ 11

31. QBA Book Club ........................................................................................................................... 12

32. History of the QBA Apartment Building .................................................................................... 12

1. Introduction to QBA Hello, and welcome to the QBA complex. The complex comprises of 72 residential units and

one commercial unit in the main building, and three townhouses. First things first: “QBA” is

a play on the name Cuba – so please feel free to call it Cue-bah as you’re now one of the

family. Only those not “in the know” call it Queue-Bee-Ay!

Document date: February 2016 Page 3

This handbook is a quick guide to basic information, particularly helpful for new occupants,

but is not a substitute for the Body Corporate Operational Rules.

All unit owners, occupiers, tenants and the body corporate must follow the body corporate

operational rules. Default operational rules are set out in Schedule 1 of the Unit Titles

Regulations 2011. The default body corporate operational rules apply to all unit title

developments, however subject to section 106 of the Unit Titles Act 2010 bodies corporate

are able to revoke, amend or add to the default rules.

Unit owners should make sure they have the most up-to-date copy of the operational rules

that apply to QBA. A copy of the QBA Body Corporate Operational Rules is available on the

YPM website which all owners have access to (see section 6). Tenants: please ask your

property manager or owner for the latest copy (dated 2012).

2. The Body Corporate The Body Corporate is made up of all the owners of the QBA Complex. The Body Corporate

Committee is made up of a number of owners appointed at the Body Corporate’s AGM. The

Committee ensures that the Body Corporate is managed properly on behalf of all owners.

The Body Corporate is responsible for insuring and maintaining the common areas of the

building. The duties of the Body Corporate are contained in the Body Corporate Rules.

Basically, any matter relating to anything that lies outside the walls of an individual unit,

but inside the property boundaries, is the concern of the Body Corporate.

3. The Body Corp Committee Each year at the AGM, the number of committee members and number that constitute a

forum is agreed. Nominations of committee members (who must be an owner at QBA) can

be made in advance, and self-nominations are also welcome. The AGM will vote to appoint

the committee, individually or as a whole, as well as vote for the role of Chair.

The Body Corp Committee liaises with YPM (Your Property Matters Limited) to ensure the

smooth running of our building.

4. 2015-16 Committee – 11 members Graeme Grieve, Chair (Non-Resident 1R)

Brian Sara (Non-Resident 3B)

Craig Hunt (Resident 4O)

Diana Bastion (Resident 4H)

Gary McKernan (Resident 4N)

Julian Ward (Resident 4H)

Michelle Gibbs (Resident 4L)

Raelee Jensen (Resident 1H)

Robyn Renouf (Non-Resident 2G)

Stephen Gibbs (Resident 4L)

Thomas Huthwaite (Resident 2E)

Document date: February 2016 Page 4

5. Your Property Matters Limited (YPM) YPM is employed by the Body Corporate Committee on behalf of the Body Corporate to:

Administer the day-to-day running of the Body Corporate

Assist the Body Corporate Committee to manage the common areas

YPM’s contact details are:

Your Property Matters

Level 16, Davis Langdon House, 49 Boulcott Street

PO Box 12123, Wellington 6144

Tel: +64 4 473 7330 (24 hours / 7 days)

Email: info@ypm.co.nz

6. Owners-Only Info – past AGM Minutes & Body Corp Levies (Section not included in Tenants’ handbook.)

Along with this handbook, please also read through the default operational rules (Schedule

1 of the Unit Titles Regulations 2011) as well as the most up-to-date copy of the operational

rules that apply to QBA (2012) which can be found on the YPM website.

http://www.ypm.co.nz/bc86303/, username: bc86303, password: 86303

Apartment owners are required to pay a Body Corporate Levy based on their unit

entitlement. This is based on the Budget agreed at each AGM. The levy must be paid in

advance each quarter by internet bank transfer. We recommend setting up an automatic

payment each year: first payment 1 Oct, then 1 Jan, 1 Apr and the fourth payment for the

year is 1 Jul. YPM will supply all owners with the required information.

If your levy is not paid by its due date, penalties will apply.

Your levies pay for:

• Exterior and common area cleaning

• Repairs and maintenance to common areas

• Lift maintenance

• Common area lighting

• Water rates and gas

• Building replacement insurance (not owners chattels nor any contents)

• Building Warrant of Fitness

• Rubbish removal

• Fire safety costs

• Security system maintenance

• Building property management service contract to YPM to manage the apartment

complex

• Body Corporate management functions undertaken by YPM – eg, AGM, committee

meetings, levy receipt and reconciliation, payment of invoices and reporting

Document date: February 2016 Page 5

7. Summary of Body Corp Rules

From 1st October 2012 QBA is covered by the Unit Titles Regulations (2011) that, should you

feel like it, you can check out at http://legislation.govt.nz (Ed’s note: have fun!). Our

additional operational rules are available on the YPM website but the key ones are included

below. The rules are there so that everyone has an enjoyable living experience at QBA – so

please be a good and friendly neighbour.

No owner or tenant shall interfere with the reasonable use or enjoyment of other

occupiers.

No owner or tenant or guest shall damage common property (eg, mark or paint any

common property structure).

Prior written consent from the Body Corporate is required for:

o Any structural alteration in your unit.

o Aerials, satellite dishes, antennas, heat pumps outside your unit.

o Signage (eg, for sale or to let) on your windows or on the building.

o Having an animal living in your apartment (cats are permitted with certain

conditions). Please note: tenants are not allowed pets.

Residents to be responsible for the disposal of their rubbish and recycling in the

designated areas (see this handbook, section 18).

No laundry or other such matters to be hung from the balcony or windows of the

apartment or in the common areas.

Keep noise levels low and respect your community. It may be a good idea to keep

stereo speakers off floors. This reduces the penetration of the bass frequency to other

apartments. Noise does travel within the apartment block so please be mindful of

music / TV / loud speaking.

Do not throw or allow anything to drop off the balconies

The unit is not to be used for any purpose that is illegal.

Owners must provide a full copy of the operational rules to their tenants.

8. Suggested Suppliers Candy Appliances Stephen Connolly 027 448 5225

nitrame@xtra.co.nz

Electrical Ross Newson Electrical 04 475 8130

Plumbers Plumbing Supreme 04 389 6963

Sky/TV City Aerials 04 567 6000

Joinery Goldmark 04 387 8964

9. Security & Access Access through any of the four entranceways to the complex is by Swipe Card / Proximity

Tag. A security key allows access to your unit/townhouse. The storage lockers are accessed

Document date: February 2016 Page 6

via a number pad (and your own padlocks). A remote allows access to either the east or west

garage for those units with covered car parks.

There are regular security patrols and security cameras installed around the complex.

10. Intercom at Main Entrances To access the main building, there is an intercom for visitors at the three main entrances (the

Main Entrance at the rear (south side), and the East1 and West Entrances off Webb St.

You need a phone (either landline or mobile) to activate the front doors. There is a charge for

amending the phone number. Owners need to advise YPM of the phone and apartment

numbers who will organise the intercom system to work the main doors. This is usually

carried out within 48hrs of request.

Visitors dial the number beside your unit number on the directory. This calls your

telephone. Answer, then press 9 which activates the door and allows your visitors to enter.

If you are on the phone your guest will receive a busy signal and will need to try again. If

you have call waiting, you will hear the beep.

To maintain a high level of security in the building, visitors should only be let in by the

resident they’re visiting. Our building is designed to be secure so, when you enter or leave,

please ensure that the door has closed behind you. If someone follows you through the door

and you don’t recognise them, it might be prudent to ask them where they’re going. Please

never leave doors propped open and unattended.

11. Key System Your security coded apartment key allows access to your own apartment. For additional

keys and proximity tags/swipe cards, please contact YPM. Please note that YPM holds keys

to all apartments for emergency access only. Any owners with alarms should forward the

alarm code to YPM. Security over your apartment key(s) is your responsibility. YPM can be

contacted in a lockout emergency (for a charge).

12. Need another swipe card/key? Only owners can get extras as they cannot be handed out or cut by a local locksmith. The

owner should contact YPM to complete the necessary authorisation.

13. What do I do if I lose my swipe card or key? Notify YPM immediately. Your apartment door may need to be re-barrelled and your swipe

card deactivated from the security system within the complex.

1 NB: the East entranceway intercom doesn’t work. The committee is investigating upgrading the system but, in the meantime, has put up a notice stating it doesn’t work.

Document date: February 2016 Page 7

14. Appliances in your apartment Most apartments have a Candy oven/dishwasher and washer-dryer unit. The source for

parts & maintenance for these appliances is Nitrame Ltd (Stephen Connolly; see section 8).

Candy Oven

The timer on the left side of the control panel will allow you to choose the cooking time.

Turn the knob to maximum and back to the required setting. To operate the oven normally

the timer must be on manual.

Candy Dishwasher

The dishwasher is under the oven. Turn the knob to “4” for a normal wash, or “6” for

glassware. Slide on/off switch to the right (RED is on).

The oven and dishwasher cannot be operated at the same time

If the oven is not working, check that the dishwasher is switched off (BLACK)

If the dishwasher is not working, check that the oven is not turned ON and the

dishwasher shows as RED. Note: you can use the stovetop, just not the oven.

15. Water Shut-Off Valves (Tobies)

Level 1 in the downstairs bedroom wardrobe, indicated by

“Tempering Valve” and “Shut off Valve” signs. To access the

valve six screws are required to be removed with a square

drive (no.2)

Levels 2, 3 & 4 behind the hot water cylinder (may be difficult to access)

Townhouses in the townhouse garage area

16. Electricity (Meter) Boards All meters are located in the garage/locker area off the main lobby at the rear of the

complex. Access to this area is down the steps leading off the main lobby and through the

two doors. Once you enter the garage area they are situated in metal cupboards immediately

to your right.

17. No Smoking in Common Areas of the Buildings All common areas (entrance foyers, stairwells, corridors etc) are designated smoke free.

When smoking in your apartment, please vent the smoke out via the open windows rather

than into the corridors where there is no ventilation.

Document date: February 2016 Page 8

18. Rubbish Collection & Recycling

The key-locked large rubbish skip is located to the right of the main (south) entranceway.

Please ensure you have enough keys for all residents as the bin is permanently locked.

Please don’t leave rubbish or recycling next to the skip – and if someone else has, please take

the time to put it in the skip.

Recycling (east entrance; WCC collection: Tuesdays before 6pm)

Please use plastic bags for your plastic, cans, glass and paper/cardboard. Flatten all

cardboard boxes before putting it out for collection. No food scraps in the recycling bags.

Just moved in?

Please don’t leave your rubbish or moving boxes in a pile near the skip or in the garage –

even flattened. If it can’t be disposed in the skip, make other arrangements to dispose of

your rubbish just as you would if you’d moved into a standalone house.

Graffiti?

If you notice graffiti on the buildings please let YPM know as soon as possible so they can

arrange WCC to quickly remove it.

19. Mail Delivery Mail is delivered three days a week (currently Mon, Wed, Fri). If you receive unwanted

unaddressed mail, please put it out with your recycling or in your rubbish. If you receive

mail addressed to someone else, please either return to sender and put it into a mailbox or,

if you think it’s someone who also lives at QBA, pin it to the noticeboard next to the

mailboxes.

Courier parcels should either be delivered to work if you’re not at home during the day or

get to know your neighbours and see if someone else will be available to accept delivery.

20. Car Washing Just like most inner city apartments, there is no facility for washing cars in the carpark, or

anywhere else at QBA. However, many service stations in town have car wash and vacuum

facilities if you don’t have a friend living in the suburbs who’s willing for you to wash your

car at their place!

21. Parking The carparks in the garages and outside are unit titled and therefore the property of the

relevant unit owners. Please ensure that you park within the confines of your car park.

If you use someone else’s carpark without their permission, the owner is entitled to have

your vehicle removed at the driver’s expense.

There is no parking available for visitors. It is suggested that visitors park their cars either in

Webb or Cuba Streets as there is a risk of being towed should they park in any carpark

Document date: February 2016 Page 9

behind the complex. If you park in a common area, any member of the Body Corp

Committee can have your vehicle towed at the driver’s expense.

Loading Bays

Although there is no loading bay at QBA, there is a Trades park outside at the south west

end of the main building. Please have the tradie put their contact details and which

apartment or townhouse they’re working in on the dashboard. Otherwise the vehicle risks

being towed.

22. Windows Exterior windows are cleaned several times each year. The Body Corporate is not obliged to

clean windows with decks. It is your job to clean these, and all window interiors.

Owners/tenants will be advised a few days in advance of the cleaning (via the noticeboard

next to the mailboxes) so you can ensure your windows are closed.

23. Cleaning & Maintenance The common areas are cleaned regularly. If you have any concerns about cleanliness or any

maintenance issues, please contact YPM. If the elevator is not working or its lights are out

please notify YPM.

If you spill something or soil a common area, please clean it up. Your home starts at the

front door of the building, not the front door of your apartment, and care should be taken

while moving goods in or taking rubbish out. Any damage should be reported to YPM.

The cleaning contractor can come to clean up any spills but costs associated with this extra

cleaning are your responsibility.

An electrical company is employed to do sweeps of the building on a regular basis to replace

any blown common area light bulbs. Should a number of lights need replacing between

sweeps or you have a cleaning issue please contact YPM.

If you see rubbish in the common areas or outside the building, be a Tidy Kiwi & clean it up!

24. Bicycle Racks Bikes must be kept in your storage locker or on the provided bike racks in the garages. Bike

locks will be cut and the bike put on a spare bike rack if they are locked on to railings either

inside or outside the complex. Please let your cycling visitors know not to chain their bike

outside.

25. Storage Lockers There are three storage locker areas, each with a secure access door. You should have got the

number from your Real Estate Agent, Solicitor or Conveyancer when you purchased QBA. If

not, call YPM for the combination to the door to your storage area.

Document date: February 2016 Page 10

Please note the latch turns clockwise!

26. Television The main building is fitted to receive SKY Digital and free to air TV. Any TV reception

problems in the first instance telephone a TV service technician. Should the problem be a

building-wide issue, contact YPM.

27. Newspaper Delivery Both The Dominion Post and The Sunday Star Times can be delivered to your mailbox.

28. Noise Please be sensitive of your neighbours and recognise their right to enjoy their homes in

peace. Also try to understand that when living in apartments, you are in close quarters with

other people who will sometimes make a bit of noise. Show some understanding when your

neighbours have the occasional social gathering. Our suggestions if you have a party:

Advise and/or invite your neighbours.

Turn the music down at 11pm on Sunday-Thursday nights and at midnight on

Friday & Saturday nights.

Keep your guests in your apartment, not the corridors – and try to be aware of sound

carrying when you’re on your balcony.

Inform them of the non-smoking rules (ie, no smoking in any common areas).

Ask your guests to be quiet when leaving your apartment.

29. Fire Alarms & Exits When the fire alarms go, proceed down the closest stairwell (DO NOT USE THE LIFT),

indicate on the Fire Evacuation Board that the unit has been evacuated, and move away

from the building area so response teams can do their job, i.e. you should assemble in the car

park area away from the main entrance or driveways.

Please note there is a laminated FIRE information card in each unit. Please make yourself

familiar with the details contained on it. The Evacuation Board is located on the east exterior

wall of the Rubbish Alcove (near 1K).

If you don’t have a Fire Evacuation Card in your apartment, please contact YPM.

Burnt toast? Steak on the stove?

Should you need to disperse the smoke, please open your WINDOWS. Do NOT open your

apartment front door to the corridor as this could activate the alarm which will mean the

evacuation of the entire building! The cost of the callout will be charged back to the

apartment owner.

Document date: February 2016 Page 11

30. Earthquake and Tsunami Action Plan

We strongly recommend all residents read the information on the Civil Defence website

www.getthru.govt.nz. Get to know your QBA neighbours so that, if you’re in the position of

helping someone out after an emergency, you know who may need assistance. And if you

think you may require help yourself then make sure your neighbours know you!

There are practical tips regarding what to do before, during and after an earthquake and

before, during and after a tsunami. Some of the relevant tips from the website are:

Before an earthquake

Develop a Household Emergency Plan. Assemble and maintain your emergency

survival items for your home as well as a portable getaway kit.

Practice Drop, Cover and Hold.

Identify safe places within your home.

Secure heavy items of furniture to the floor or wall.

During an earthquake

If you are inside QBA, move no more than a few steps, drop, cover and hold. Stay

indoors till the shaking stops and you are sure it is safe to exit. (The QBA buildings are

well above the minimum current building code.)

If you are in an elevator, drop, cover and hold. When the shaking stops, try and get

out at the nearest floor if you can safely do so.

Given our distance from the coast, after you drop, cover and hold, it’s highly

unlikely you need to move to higher ground in case a tsunami follows the quake.

The website also has tips for if you’re outside, driving or in a mountainous area.

After an earthquake

There are loads of tips on the website: key tips for if you’re at home at the time:

Check yourself for injuries and get first aid if necessary. Help others if you can.

Be aware that electricity supply could be cut, and fire alarms and sprinkler systems

can go off in buildings during an earthquake even if there is no fire. Check for, and

extinguish, small fires.

If you are in a damaged building, try to get outside and find a safe, open place. Use

the stairs, not the elevator.

If you smell gas or hear a blowing or hissing noise, open a window, get everyone out

quickly and turn off the gas if you can. If you see sparks, broken wires or evidence of

electrical system damage, turn off the electricity at the main fuse box if it is safe to do

so.

If you have cats keep them under your direct control as they can become

disorientated. Take measures to protect your pets from hazards, and to protect other

people from your pets.

Tsunami

The Greater Wellington Regional Council has produced evacuation zone maps for all

populated coastal areas in the Region. For more info, go to the Greater Wellington website

Document date: February 2016 Page 12

and check out the information under “Emergencies and Hazards”:

www.gw.govt.nz/tsunami-evacuation-zone-maps/.

31. QBA Book Club In 2011, Heather Hapeta (3B) set up an informal monthly book club for QBA residents. They

don’t all read the same book but instead each person just brings a book they’d like to tell the

others about. The different reading types certainly means that recommendations are many

and varied! If you’re interested, drop a note into 3B or email Heather at

kiwitravelwriter@gmail.com.

32. History of the QBA Apartment Building The main QBA apartment building was converted into apartments from the former MED

building in 1997-99. The three separate townhouses were built in the early 2000s.

Architect John Mills assisted the developers with the funky colour scheme and design layout

of the apartment complex. The Body Corporate keeps the style and colour scheme of QBA

Apartments up to date in line with the conversion design.

The original MED building was designed by Wellington City Corporation City Engineers

Office, for the power board circa 1958, and was a robust reinforced concrete, three-storey

building mixed office use, heavy industrial and basement car parking.

The building was substantially altered and re-developed from 1997 to 1999 with the addition

of two storeys to the upper levels of the building, strengthening of the building for

earthquake, and conversion of the building to complete residential usage.

Before the MED building was built on the site, the area was part of the Tonks’ brick factory

that opened about 1847. The brickworks closed in 1923 and the site passed out of Tonks’

hands, along with other properties they owned, in the 1950s, bought up by the Ministry of

Works to build the motorway bypass.