As property managers, it is automatic when we enter a building to start analyzing, comparing, criticizing, or maybe taking notes of something new. It is in our nature and helps us to improve in many ways. We spend so much time in different buildings, so it’s impossible to make these observations together with the trained eye to spot things.
I’m sure that someone managing the property was in a position to ask the question, ‘Why did they (the developer) do it?’ This refers to physical elements such as the placement of security desks in the hall. These are spontaneous ideas from those of us who work in the industry. But once we get to grips with understanding how a building is managed and how complex the calculation of budgets and service charges is, you ask another question very quickly – why do developers not consult property managers when designing and building?
Firstly, developers face many complex challenges, including a volatile market, ever-changing regulations and fluctuations in construction costs. These are significant tests for developers who struggle hard to establish or preserve their reputation on the market. The people who use the finished product, be it home residents or companies who occupy office space, are defined in this reputation when the land manager is responsible. Property managers have a wealth of knowledge that can prevent ‘post occupational evaluation’ pitfalls – complicated handover and snack logistics by the physical elements of buildings—common contractual problems arising long after occupiers settle in a building.
Through early engagement with an estate manager, developers will benefit from the input of the professionals who take care of the property. The management company can advise on design, feasibility, governance and financial matters.
The duty for a property management company may not appear evident, and there is no suggestion that property management businesses take over the architects’ design. Far from it, we are privileged to be living in a city where the architectural boundaries are pushed to the border, and some genuinely emblematic designs bless us. Some of the more traditional buildings include moments when slight adjustments make a significant effect on the architecture, including:
Large lobby areas can look fabulous in Burj Khalifa, but the cost issue is essential in a typical residential structure. The room must be maintained fantastic and adequately furnished, both costly for the end-user.
Facade design – Complex designs look fantastic but are often very difficult to clean, so cleaning costs are substantially higher.
Void areas – These are areas or rooms in a building that have no use for all functions. Can turn these into useable spaces such as children’s play areas or a gaming room with relatively modest alterations.
CCTV monitors – often located in a separate room requiring additional protection. You delete the need to use extra security by placing them at the security desk in the lobby.
The form above function – What may be attractive in a representation can be impractical; for example, when mocked, washbasins in bowl design look great but are difficult to maintain clean and clear of filth.
Building Management System (BMS) – BMS is frequently used in buildings but is often not effectively used. The goal of a BMS is to support construction managers once they are complete. Hence they should undoubtedly consult the managers. These systems can be enormous costs, yet it is very common to find that only a portion of their capacity is used, and at the same time, some fundamental features such as door access control are not included.
In the worst instance, we have seen buildings ripped out by DEWA; finance influences many elements to how well a property is managed. Developers are attempting to address this by inserting a service fee into the Sales & Purchase Agreement (SPA), but often by just looking at neighbouring buildings and using the same rate. Every building is distinct; each developer has a particular concept so that the budget is high on the priority list.
A lot of effort and money is spent on a project’s viability. The cost, income and margins projected are only a few of the items considered to assess the project’s viability. Here too, a property manager can play a role. Experienced property managers offer a plethora of experience and skills that developers can learn to comprehend certain features.
- Governance and conformity
Like every other big city in the world, Dubai has a sophisticated governance and compliance framework. They are in place to protect everyone’s interests, but it means a lot of effort for developers. Two papers that have a vital function in property management are the SPA and the building management regulation (formerly the JOPD). I mentioned earlier to the SPA and especially to those with a service fee rate.
The Building Management Regulation (BMR) is the rule book for the property in its most concise description. It’s such a crucial document, but in many situations, developers leave it as a background, often replicated from another building with a few (if any) minor changes. By granting the property manager time with BMR, they may introduce crucial measures along with the lawyer and the developer, which will probably protect or improve the developer’s reputation.
In conclusion, there may be no measurable means of measuring the impact of engaging early with a property manager. However, the developer is reputable as one of its most essential sales techniques. This is improved by well-planned developments with well-established service costs, which means that investors are more willing to return to the same developer in the future.