BOOKING of Facilities

The following House Rules and Regulations have been designed to provide the Condominium Manager with a set of very specific operational policies to guide its day to day management and administration of the condominium.

Rule No. 1 – Use of Premises

Clause 3 in the Deed of Mutual Covenants states clearly that the condominium is intended for purely residential purposes and restricts any form of commercial activities. However, it is generally accepted that in today’s global economy, more people may be conducting some of their business activities at home and so these activities need to be regulated in order to protect the security and comfort of other residents affected by such activities. The following list of activities (which may not be complete) business or otherwise, are prohibited within the apartment units;

• Inviting clients, employees, multi-level marketing down liners or business associates on a regular basis into the apartment for the purpose of a business gathering, business meeting, business group discussion, multi-level marketing motivational talk or business promotional event

• Conducting any illegal, immoral, improper, offensive or unlawful activities

• Activities that create excessive noise, odor or vibration that is considered a nuisance by other residents

• Storage of large quantities of goods or samples that require delivery through a commercial van, truck or lorry

• Storage of dangerous materials which are toxic, acidic and inflammable and anything else considered hazardous by the Fire Department

• Activities that takes advantage of the free broadband that is available to residents through the WIFI hotspots

• Religious or political activity that can cause disturbance or inconvenience to other residents

• Any other activities that can threaten the peace of mind of residents or can create intolerable unhappiness and stress to any resident

Whilst the above activities are strictly prohibited within the apartment units, certain activities may be permitted in some of the common facilities to accommodate the modern lifestyle and business activities of residents. The circumstances and conditions for permitting such activities will be determined by the Condominium Manager in consultation with the management and/or the Interim Purchasers’ Committee.

Rule No. 2 – Visitor Access and Car Parking

           The resident or tenant is responsible to ensure that all invitees or guests shall comply with the regulations in the Deed of Mutual Covenants and the House Rules. Under the Deed, the developer and/or the proprietors shall be indemnified by the purchaser in the event of any loss or damage suffered or incurred arising from the acts and conduct of the invitees or guests.

         All visitors will be subject to security screening under the Visitor Management System which should record the particulars of every visitor, their vehicle registration number, their time and purpose of entering the premises and the unit they intend to visit. Access into the lift lobbies and operations of the lifts require the use of a security access smart card and access to park on a visitor parking lot may require the use of a visitor parking plate (or any other methods of control) both of which will be issued at the main guardhouse.

          The term guests does not apply to contractors, suppliers, vendors, delivery men, cleaners, gardeners, guards, maids, tuition teachers, instructors or other similar categories of invitees as they come because of their business and not for social or family visiting. As such visitors under this category are not entitled to park their vehicles inside the visitors’ car parks. An exception will be made when there is a need for such visitors to load or unload goods at the loading bay whereby their vehicles must leave the premises as soon as the loading or unloading is completed.

          Residents who wish to make it convenient for their guests to obtain a security access card and/or visitor’s parking plate with the minimum of delays at the guardhouse must ensure that all security deposits mentioned in Clause 5b below imposed by the Condominium Manager at the time of handover of vacant possession has been paid up. One of the purpose for the collection of such deposits is to ensure that all invited guests issued with a security smart access card and/or visitor parking plate do not forget to return them at the guardhouse before leaving the premises. The management may deduct from the RM2,000.00 ringgit non-refundable security deposit mentioned in Clause 5b the cost of replacement cards or plates if the guest fails to return them and they have to be declared lost after a reasonable period of notice for its recovery. This security deposit must be topped up at all times if you wish to maintain such privileges for your guests.

          All security access cards are programmed to operate in accordance to different control criteria under the following categories:

•   Unrestricted cards                - Management personnel

•   Semi-restricted cards            - Resident and guest cards (all common
                                               area and the floor of your residence)

•   Restricted service access cards   - Service workers, guards,
                                                    contractors etc. (subject to
                                                    management control)  

          As a measure of security, all reported missing access cards will be deactivated immediately. All residents are responsible to inform their visitors about the following rules and regulations affecting invited guests, unexpected guests or servicemen when entering the premises.

a)       Where the visitor is a contractor, serviceman or delivery man, they  will be subjected to a more stringent security procedure under the Visitor Management System whereby they must produce their identity card (Mycard) for scanning   using the IC scanner equipment located at the main guard house. Their IC will be held by the security guard in exchange for a service access card which can operate the service lift only from the loading bay entrance and not the other 2 passenger lifts. At all times whilst inside the building, visitors carrying service access cards are not allowed to use any of the passenger lifts. Their IC will be returned to them in exchange for the service access card at the main guard    house before exiting the premises.

b)       All service tradesmen such as newspaper agents, food deliverymen, gas deliverymen, laundrymen etc. including the postmen are not allowed to enter the secured lift lobbies except when they are delivering bulky or heavy items through the use of the service lift from the loading bay entrance under the supervision of the management.

c)       Where the visitor is an invited guest, the resident should try to inform the guardhouse in advance providing the names of their guests, expected time of arrival and vehicle number if possible to facilitate their smooth entry into the premises. Guests of owners/residents who have paid their security deposits will be issued their access card and/or visitor parking plate immediately upon arrival at the guardhouse. The issued guest access card for such visitors will be programmed to operate all access doors and lifts except the fire escape doors with security control.

 d)      Invited guests of residents who have not paid or topped up their security deposits when required to do so will have to produce their IC (Mycard) for scanning at the main guard house in exchange for receiving their guest access card for entry into secured areas. The security guard will not retain their IC (Mycard) card. Residents must remind their guests to return the guest access card at the guard house before leaving the premises. Should any guest fail to return the guest access card, the resident will be held responsible for recovering the card within the next 24 hours or pay the cost of card replacement. The cost deducted may be credited back to the deposit account if the missing card is returned at a later date undamaged and in good working condition.

e)       It is quite possible that some invited or unexpected guest may be unwilling to produce their IC (Mycard) for scanning. If such visitors are cleared for entry by a resident, they will have to use the IP broadband videophone in the main lobby to intercom their host who will have to come down to personally escort them into the apartment.

f)       If a visitor shows up unexpectedly, the guard will call the resident for security clearance and they will be subject to one of the above procedures depending on whether their host has paid  the ‘convenient access security deposit’ or not.

g)      If visitor parking spaces are available, the guard may issue a visitor  parking plate (or any other control method) for the visitor to display on their dashboard when parking at the visitors’ car park. Residents must remind their guests to return the visitor parking plate to the guard house before leaving the premises. Should any guests fail to return the visitor parking plate, the resident will be held responsible for recovering the visitor parking plate within the next 24 hours or pay for the cost of replacement of the plate.

h)       Visitors who have left the premises must remove their vehicles from the visitor’s car park. Resident’s may be asked to remove their visitor’s vehicle from the parking lot if it is found that their guests are no longer staying with them but have intentionally left their car parked at the visitor’s parking lot. The management may resort to clamping the wheels of such vehicles (or any other deterrent methods) and a fine may be imposed for the removal of the clamps unless prior approval has been obtained from the management for parking the vehicle under such circumstances. Such a policy if implemented will be subject to the recommendations of the Condominium Manager after approval by the Interim Purchasers’ Committee. 

i)       Residents are obliged to inform all visitors whether invited or unexpected guests, tenants or servicemen to comply with all the House Rules and Regulations. Residents will also be responsible for their proper conduct within the premises and be liable for any loss or damage suffered by the common property, plant, furniture and equipment caused by any of this category of invitees.

j)       The Condominium Manager may opt to install control devices such as the use of padlock and key on collapsible pole barriers or other equally effective means to prevent the visitors’ car parks from being unreasonably hogged by owners or residents during normal visiting hours. If such a method is implemented, visitors may request for the key at the main guardhouse to unlock the barriers at the visitors’ car park bay subject to their agreement to return the key   back to the guard on their way out. Visitors may be required to deposit some form of security in exchange for possession of the key to the padlock. 

Rule No. 3 – Upkeep Maintenance and Repair of Apartment

Please respect the covenants in clause 3.3 of the Deed of Mutual Covenants particularly when carrying out construction/repair works within their own apartment. In particular, residents must grant access to the developer’s or management’s representative into the apartments for inspection if any works being carried out is deemed to have caused problems affecting the property or rights of adjoining neighbors.

Rule No. 4 – Common Areas

All common areas including air space shall not be intruded at any time or used for any purpose other than their designated use. This includes the air conditioner yard next to the wet kitchen/dry yard which is fitted with an aluminum sunscreen.

For safety reasons, there shall be no hacking of the concrete safety beam on top of the half wall in this area to gain direct access into the air conditioner yard area which is designated as common area in the strata title and floor plan. Please be aware that the aluminum sun shading screen provided at the air conditioner yard is designed as an aesthetic feature of the building and must not be regarded as a safety barrier that can protect persons or objects from falling out of the yard area.

All lift lobby areas are to be kept free of surface water which may accidentally flow down into the lift pit. Any water seeping into the lift pit may cause the breakdown of lift operations. No water is allowed to overflow out of the apartment onto the lift lobby floor area as a precaution against damage to the lift operations which will result in expensive repairs or rectification works. Residents should only use the wet mopping method for cleaning inside the apartment or any other form of controlled wet cleaning subject to the guidance or approval of the management. Residents who ignore this rule by washing their floor with running water will be liable for the cost of repair works to the lifts if water from the apartment flows into the lift pit.

Rule No. 5a – Payment of Service Charges and other Outgoings

Clause 3.5 in the Deed of Mutual Covenants specifically outlines the types of charges and outgoings that all purchasers/proprietors are responsible and liable to pay to the management account. Clause 6 outlines the administrative policies to be implemented by the developer and/or Condominium Manager with regards to collections and remedies in the event of default by purchasers in making these payments. If the apartment has been rented out and the tenancy agreement stipulates that the tenant is liable for these charges but subsequently the tenant fails to pay on time, the purchaser/proprietor is still liable for all outstanding overdue and any interest charges or penalties imposed.

Rule No. 5b – Payment of Security Deposits

Security deposits will be collected from all purchasers/proprietors at the time of handover of vacant possession and keys to the apartment. There are two categories of deposits; refundable as well as non-refundable. The deposits are generally meant to cover the cost of protection and precaution against loss or damage to common property caused by the owner or tenant of the apartment units at all times. The first non- refundable deposit is RM2,000.00 (*) Ringgit and is meant to secure against loss or damage to common property at all times. This deposit must be topped up immediately whenever any deductions are made for incidents involving damage, loss or negligence. The second non-refundable deposit is RM250.00 (*) ringgit to cover the cost of floor and lift protection at the time of any major house moving and/or renovation works.

A refundable deposit of RM3,000.00 (*) Ringgit is imposed as precaution against damage to common property during any major renovation works carried out by appointed contractors. Upon the completion of such renovation works, this deposit will be refunded less whatever deductions that may be justifiably imposed for proven damage or negligence. (* -or any other amount to be decided by the MC in the future).

The management may impose other forms of temporary refundable security deposits for specific usage of certain facilities or events such as request for poolside or barbecue parties etc.

Rule No. 6 – Sinking Fund

All proprietors/purchasers are bound by the covenants as per sub-clause 19(2) of the Sale and Purchase agreement and clause 5 in the Deed of Mutual Covenants. The developer and/or Condominium Manager will prepare an annual budget to forecast the capital expenditures chargeable under the sinking fund for the review of the Interim Purchasers’ Committee. 

Rule No. 7 – Owners Rights to Facilities and Services Subject to Payment of Services Charges and Other Outgoings and, Compliance with the Deed of Mutual Covenants

All resident proprietors/purchasers or their assigned tenants are entitled to enjoy the use of all facilities and to receive the full range of services from the management subject to their observation and compliance with the covenants in the Deed of Mutual Covenants particularly with respect to the payment of services charges and other outgoings necessary for the smooth operations of the condominium.

The developer through the Condominium Manager in consultation with the Interim Purchasers’ Committee may deny the use of such facilities and services to proprietors/purchasers or their assigned residents or tenants in the event of serious default or breach in any of the covenants stipulated in the Deed of Mutual Covenants. 

Non resident proprietors/purchasers are not entitled to the use of the facilities except when in the capacity of an invited guest by their assigned tenants. The list of facilities and services (which are not exhaustive) that the management may decide to deny to residents and tenants when such defaults or breaches occur can be any one or more of the following:

a.  Use of smart tag distance access card reader (hereinafter known as ID car tag) for automatic vehicle entry and exit

b.  Use of security smart card (hereinafter known as smart access card) by residents or their guests  for access into lift lobbies and lifts

c.  Use of IP broadband videophone for internal communications

d.  Use of gymnasium and other recreational facilities which require the use of the security access smart card

e.  Use of Internet services at the WIFI hotspot

f.   Assistance from any of the Condominium Manager’s staff or contractors

g.   Use of visitor car parks for invited guests

h.  Any other facility or service as the management may deem fit to include under this situation

In addition, the Condominium Manager may decide to post the names of all defaulters of service charge payments and other charges on the community bulletin or notice board subject to consent of the Interim Purchasers’ Committee.  

Rule No. 8a – Policies Governing Renovation and/or
                       Alteration Works to the Apartment

Renovation works are defined as any activities within the apartment which involves:

• demolition of walls, hacking of floors or walls, alteration to any electrical, plumbing, sanitary fittings, air-conditioning systems and installation of plaster ceilings

• any form of brick laying, concreting or plastering works

• installation of kitchens, wardrobes and other decorative major woodworks within the apartment

• erection of new walls and installation of new titling on floors or walls

• any work which causes excessive noise, generates construction debris and requires the transport of raw building materials or the removal of construction debris via the lift

• any works that can potentially cause damage to common property such as the lift, door, walls and floor surfaces in common areas

• any works that require the shooting of concrete nails into walls or slabs to support new installation of any kind

Pursuant to clause 3.6 in the Deed of Mutual Covenants, proprietors/purchasers or residents who intend to carry out any alteration or renovation works to their apartment unit must inform the developer and/or the Condominium Manager and fill in a Renovation Works Application Form (RWA-1) that requires the following information where applicable:

1. Architectural plan showing the proposed alterations/renovations versus existing as-built approved building plan
    

2. Electrical and/or LV plan showing the proposed alterations to existing as-built approved circuits
    

3. Plumbing plan showing the proposed alterations to existing as-built approved systems
    

4. Air-conditioning plans showing the proposed alterations to existing as-built approved systems
    

5. Water proofing systems to be applied where the alterations/renovations affect the existing water proofing system already installed in the apartment
    

6. Exact positions where ramsetting of concrete nails may be required
    

7. Name and contact information of consultants or designers involved with the proposed works
    

8. Name and contact information of contractors and/or suppliers involved with the proposed works or installations
    

9. Date of intended commencement of such works and the exact time frame promised by the contractors for the completion of such works

Upon receiving the application Form RWA-1, the developer or Condominium Manager will check the information on the proposed works request to ensure that no serious problems will arise out of the works and shall grant consent through a Renovation Works Approval Form (RWAP-2).  

The RWAP-2 form should state the following conditions to be agreed by all parties involved in the alteration/renovation works: 

1. Adhere strictly with the Deed of Mutual Covenants under clause 3.6.2(a) covering the issue on renovation deposit, clause 3.6.3 covering renovation limits, clause 3.6.4 covering excessive noise and conduct of contractors, clause 3.6.5 covering security checks, clause 3.6.6 covering security passes, clause 3.6.7 covering packing and crating materials and clause 3.6.8 covering working hours.
    

2. A non-refundable deposit of RM250.00 mentioned in Clause 5b above (pursuant to clause 3.6.2 in the Deed of Mutual Covenant) for the canvas protection of the service goods lift and laying of plywood sheets on the floor of the lift lobby leading from the goods lift to the main entrance to the apartment undergoing the renovation works.
    

3. A refundable renovation cum moving in deposit of RM3,000.00 mentioned in Clause 5b above (pursuant to clause 3.6.2 in the Deed of Mutual Covenant) made payable to the developer or Service Charge account (prior to formation of MC) or to the MC (after the formation of the MC) as a guarantee that all existing house rules and regulations will be respected by the parties engaged in the alteration/renovation works and moving in and that any damage caused to common property, building services, furniture, decorations, plant and equipment will be repaired or replaced to its original condition within 1 week of such damage being notified to the applicant. The management will carry out such repair or replacement works and debit the cost against this deposit. If the deposit is insufficient to cover the cost of such rectification or replacement works, the applicant may be further liable to a claim by the management for any unpaid costs incurred.
    

4. Submit a list of names of all companies and persons who will need to apply for service access cards from the main guard house to enter the premises and use the service lift in order to carry out the works.
    

5. Comply with the approved working days and hours allowed for such works (to be decided by the Condominium Manager depending on the nature and level of noise and/or rubbish generated to be expected from such works)
    

6. Submit or discuss a work method statement or proposal which will indicate amongst various things, how bulky or dusty materials will be brought into the lift and building premises and how rubbish and construction debris will be removed from the apartment and protected against incidental damage to all common areas and the service lift which is designated strictly for such activities
    

7. Submit a work safety proposal if such works involve risks of injury or death to persons employed for the job for example, jobs involving people working outside the secured or protected areas around the building including the purchase of insurance where required
    

8. Contractors may be required to wear security identification tags issued from the guardhouse at all times when they are in the premises. Such tags if issued must be returned back to the guardhouse when they leave the premises.

In the event the proposed alteration/renovation works are found to be in breach of any existing Government regulations, by-laws or safety standards (or determined by the Condominium Manager not to be in the interests of the majority of the common owners) the applicant will be obliged to amend to the proposed alteration/renovation works and work procedures to mitigate such objections before Form AR-2 approval can be granted by the developer or Condominium Manager.

If the applicant refuses to cooperate with the developer or Condominium Manager  and proceeds with the unauthorized works, the developer and/or the Condominium Manager will issue a Stop Work Order Form (SWO-3) which authorizes the security guards at the main guardhouse to stop all the contractor’s workers involved with the disputed works to enter the premises until the matter is resolved amicably between the applicant and the Condominium Manager.

The applicant may request for a Purchasers’ Committee meeting to arbitrate the dispute and to discuss the reasons behind the decisions made by the developer or Condominium Manager. The purpose of such a meeting would be to arrive at a final decision that is in the interest of the overall condominium community.

Rule No. 8b – No Ramsetting Allowed on Walls or Slabs

During the renovation or fitting out works, proprietors/purchasers must ensure that their contractors are aware and agree not to use mechanical ramsetting guns to shoot concrete nails into walls or concrete slabs unless the positions have been checked by the management as safe from causing accidental damage. This is to prevent the nails from accidentally puncturing any conduit, pipe, cable or any other services that may be embedded inside the walls or slabs.

If damage to any of the embedded services occur as a result of disregard for this rule, the proprietors/purchasers will be liable to pay for the cost of the repair or rectification works involved. Part 3 of this manual contains technical as-built drawings which show where all embedded services might be encountered. If in doubt, contractors are expected to consult the Building Supervisor on how best to avoid such problems during renovation or fitting out works.

Rule No. 8c – No mixing of cement mortar on floor

Any wet cement works that require the mixing of cement and sand must only be done in a fibre glass mixing tray to be provided by the Building Supervisor on a hire basis whenever such a condition is deemed necessary. For minor concreting or plastering works, only bagged pre-mixed mortar is allowed to be used as no loose cement or sand should be brought into the apartment unless the contractor agrees to the special precautions imposed by the management. Upon completion, no wet mortar waste must ever be flushed down any water closet or floor trap gully inside the apartment.

Rule No. 9 – Unauthorized Renovations and Alterations to the Building

All proprietors/purchasers and their assigned tenants are not allowed to carry out any unauthorized renovations or alterations to any part of the building, particularly the common and external facade areas that may have the following effect or consequences: 

1. Specifically not permitted under the Deed of Mutual Covenants
    

2. Detrimental to the market value of the overall property
    

3. Compromises any of the original safety standards of the building
    

4. Compromises the original harmony and aesthetic value of the overall building especially due to unsightly metal grills, awnings, change of aluminum frames or tinted color of glass to windows and sliding panels, additional lighting fixtures to balcony areas or random fixture of air-conditioner units or other equipment, particularly on the external façade
    

5. Compromises the aesthetic value of the building in terms of designed common lighting such as unauthorized external lighting fixtures around the balcony areas
    

6. Alteration of the external aluminum sliding panel system provided for the lanai
    

7. Hacking the safety reinforced concrete beam at the half wall separating the air-con ledge from the wet kitchen
    

8. Causes disapproval, discomfort, distress or inconvenience to neighbors or other proprietors/purchasers or infringes on any Government regulation or by-laws of any authority

When such unauthorized renovation or alteration works are detected, the developer through the Condominium Manager will serve a written notice to the proprietor/resident to request that it be removed or demolished by the proprietor/resident within 7 days of receipt of the notice. Failure to comply with this request may result in direct actions taken by the management to rectify the situation and any cost incurred will be claimed against the offender concerned. In addition, the developer through the Condominium Manager may resort to further deterrent actions as provided for in Rule No. 7 by virtue of this situation being classified as a breach in the Deed of Mutual Covenants.

Rule No. 10 – Restrictions on External Painting

Residents are not allowed to paint any part of the building around their apartment that is a visible component of the external façade including the balcony handrails, dry yard aluminum sun screens and external walls around the balconies. These areas are painted with high quality specification paint systems. Any touch ups or repainting can only be done by the management who will know exactly what type of paint and method of application must be used in order to maintain the original façade and standard of protection of the building. Residents can request the Condominium Manager to arrange for the repainting. If the damage is caused by the resident and not due to common wear and tear, a nominal charge may be imposed on the resident/proprietor.

Rule No. 11 – Alteration to Water Pressure and Plumbing System

The water pressure designed for the building plumbing system is within a range from a minimum pressure of 2.5 bars to a maximum pressure of 4.5 bars for levels 5 to 33 depending on which floor the apartment is located due to gravitational effects. Apartments at the poolside and at levels 34 and 35 are pressurized to at least 3 bars by pressure booster pumps located at the poolside pump room and tower roof level.

This range of water pressure is above the normal pressure found in most houses and is more than adequate for the normal functioning of all the sanitary, bathroom and tap fittings provided by the developer as per specifications in the Sale and Purchase agreement. The water pressure can cater for at least 1 number of steam cubicle with massager jets or 1 number of shower column and/or rainwater shower head which normally operates between the range of 1.5 bars to 5 bars of pressure. Most manufacturers have recommended a minimum of 1.5 bars for acceptable performance of such fittings.

However for those owners or tenants who decide to install additional sanitary, bathroom and tap fittings which require even more water volume and pressure, it may be necessary to upgrade the internal plumbing and piping system to cater for such extra fittings by installing their own internal water pressure booster pump with a header fitting. Consent must always be sought from the management and/or Condominium Manager for such plumbing system alteration works. This must be carried out strictly under the technical guidelines to be issued by the consultant engineers involved with the original design of the plumbing system so that the upgrading works can be carried out safely without causing pressure, leakage or flow problems to any part of the plumbing system.  

Rule No. 12 – Blockage of Pipes

Residents must at all times be aware of the need to avoid causing blockages to any of the sewage, drainage or down water pipes in the building. The floor trap at the lanai area is designed with a dirt screen which allows the removal of trapped debris. This screen must not be removed or tampered with as the potential for blockages is high in this area due to fallen leaves and dirt debris from potted plants. 

One of the most common causes of pipe blockages is the regular flushing/sweeping of dirt into floor trap gullies and balcony drainage outlet points especially during the initial renovation and fitting out period. This can be avoided strictly complying with our renovation control guidelines. At normal times, use the vacuum cleaning method for removal of floor dirt or dust instead of broom sweeping. 

Another serious cause is dust from grinding/polishing of timber or marble floor in later years when such maintenance is required. If and when such works are to be carried out, the Condominium Manager will advise on the appropriate methods and precautions to protect the floor traps and drainage outlets from being chocked with grinding waste from such floor maintenance works.

Rule No. 13 – Insurance

Please comply with all responsibilities and covenants in clause 11B of the Deed of Mutual Covenants.

Rule No. 14 - Resident Car/Vehicle Parking

The use of designated car parks or other vehicle parking lots shall comply strictly with the covenants in clause 3.7 of the Deed of Mutual Covenants. All residents shall park strictly at the designated car park lots assigned to the proprietor/purchaser of the unit occupied by the resident.

Each assigned car park lot is entitled to a smart ID car tag that will automatically operate the auto gate at the main entrance without the need for access clearance by the security guard stationed 24 hours at the main gate.  Lost ID car tags which are reported will be immediately deactivated from the security and computer system. Lost car tags can be replaced by the Condominium Manager after filling in the Replacement ID Car Tag Form (IDCT-4) and paying the cost for a card replacement (the amount to be decided by the management depending on actual cost of supply at the time). The ID car tags normally operate from a distance of about 4 meters behind a normal car windscreen. If heavy UV tinting is applied for the windscreen, it will affect the operating distance which can be reduced substantially. 

Commercial vehicles of a certain size and height that are likely to cause accidental damage to the building are not permitted to enter the multi storey car park nor permitted to be parked at the designated parking lots. All parking areas are not to be used for recreation, storage or repair works by any resident, servant, visitor or contractor. In the event the vehicle owner is away from the premises over any extended period, the owner may request the management to deactivate the registered ID car tag from the security control system at the main gate. Car owners are advised to always remove the ID car tags from the vehicle to reduce the risk of vehicles being driven out of the premises without the attention of the security guard. Vehicles owned by residents which does not have any assigned car parking lot and corresponding ID car tag will have to be subject to the same level of security scrutiny as any regular visitor wishing to enter the premises for parking at the visitors’ car parks. 

As there are only a limited number of visitors’ car parks, priority will always be given to visitors during normal visiting hours between 8 am to 10 pm daily. Residents who park at visitors’ car parks frequently until complaints have been received from other residents will be notified in writing and personally advised not to do so by the security officers in charge. Security guards may be instructed to keep track of the dates and times when such offending resident’s vehicle park for long periods at the visitors’ car parks during the normal visiting hours of between 8 am and 10 pm.

To prevent disputes over what constitutes ‘unreasonable behavior’ by residents with regards to the parking of vehicles for long periods at the visitor’s car park, the management may set a limit of 2 hours in total aggregate per day (or any other number of hours in consultation with the Interim Purchasers’ Committee) beyond which action will be taken in response to complaints received. Upon the receipt of a written notice by the Condominium Manager that there has been a breach of this rule, the resident is expected to comply within 24 hours. Failure to do so will result in a second and final notice to be sent to the resident warning of deterrent action that will be imposed by the management with respect to this breach. 

Residents are not permitted to stick their own car number plate stickers on the wall facing their allocated car parking bay. Arrangements can be made through the Concierge or Building Supervisor to erect standardized vehicle identification plates which will be uniform in design, material and size for a nominal fee. 

Serious breaches in any of the above rules may result in the Condominium Manager taking action on any one or all of the following deterrents:  

1.  Deactivation of the offender’s ID car tags  

2.  Deactivation of the offender’s smart access cards for security door and lift access

3.  Clamping of vehicle wheels

Rule No. 15 – Motor Cycles and Bicycles  

All motor cycles and bicycles must be parked at the proper designated locations on the lower level and not at any car park lots. Bicycles can be chained to the bicycle rack provided at the lower level. 

Rule No. 16 – Common Property 

The use of all common property shall be subject to the covenants in clause 3.8 of the Deed. Residents will be issued with a certain number of security access smart cards per household after the Certificate of Fitness for Occupation has been obtained. The smart access cards will be programmed to identify the card holder as well as the floors to which the lifts will operate for security and privacy reasons depending on policies to be implemented after consultation with the Interim Purchasers’ Committee. 

Reported lost smart access cards will be cancelled immediately in the computer system. Lost access cards can be replaced by the Condominium Manager after filling in the Replacement or Additional Smart Access Card Form (SAC-5) and paying the cost for a card replacement (the amount to be decided by the management depending on actual cost of supply at the time). 

Rule No. 17 – Restricted Roller Blading/Skating 

Roller blading and roller skating are not permitted inside any part of the building and outside where floor tiles, stone or other surfaces can be damaged by such activities. 

Rule No. 18 – House Pets and Livestock  

Residents are not allowed to keep any large animals or pets within the premises that may give rise to complaints from neighbors or other residents within the condominium community. To reduce potential disputes over what kind of pets can be classified as a nuisance to other residents, the following guideline will be used to determine the unacceptability of a reared pet within the premises;

• Pets which are likely to run uncontrollably all over the place
   

• Pets which are capable of damaging, soiling, defecating on, or defiling any private property or common property
   

• Pets which can cause unsanitary, dangerous, or offensive conditions
   

• Pets which can cause noticeable odors
   

• Pets which can spread dangerous and unwanted disease
   

• Pets which can make or cause noises at sufficient volume to disturb any resident
   

• Pets which can bite and harm people
   

• Pets which can chase after vehicles and people
   

• Pets which can breed and multiply if they were to escape and crawl into inaccessible spaces or pipes within the building
   

• Pets which are prohibited by the licensing authorities concerned with regards to suitability for cohabitation with humans in a condominium community

In the event the above guidelines are challenged by any offending pet owner, the developer or Condominium Manager may bring the dispute to the Interim Purchasers’ Committee for a resolution on the course of action to be taken. 

Rule No. 19 – Potted Plants 

Residents shall ensure that all potted plants or any other form of grown vegetation comply with clause 3.10 in the Deed of Mutual Covenants. Plants have to be reasonable in size and no taller than then floor to ceiling height clearance. Plants placed along the balconies shall not protrude its leaves or flowers beyond the balcony hand railing. Roots of plants shall not be allowed to creep into crevices or pipes embedded in the concrete structure.

Rule No. 20 – Nuisance

Residents shall respect all covenants on the prevention of nuisance in clause 3.11 of the Deed.

Rule No. 21 – Function of Maintenance Staff and Concierge Services

Pursuant to clause 3.12 in the Deed of Mutual Covenants, the duties and responsibilities of all staff shall be determined by the developer and/or Condominium Manager. Such duties and responsibilities are likely to be varied from time to time in response to the actual needs of residents. The two key full time staff personnel who will be responsible for the daily smooth running of all the services will be the Building Supervisor and Concierge. Information about the detailed function and work responsibilities of the Building Supervisor and Concierge may be obtained from the management office.

The Building Supervisor is mainly responsible for the maintenance of the building and fixtures, all plant and equipment as well as cleanliness of the premises. The Concierge is mainly responsible for the management of all the communal facilities including security services as well as to respond to service requests and complaints of residents. The Concierge is expected to be a very pro-active person who shall liaise with all other personnel involved with the day to day administration, maintenance and operations of the condominium. Both the Building Supervisor and the Concierge will report to the Condominium Manager whose responsibility is to plan and manage the performance of these 2 key personnel.

Residents should not equate the concierge service to that of a private helper or servant to attend to personal chores or service requests unrelated to any of the listed facilities or services in the condominium. Tipping or any other forms of monetary rewards for the concierge or any of the other service staff is generally discouraged unless it is done in a transparent manner. This is to avoid misunderstandings due to prejudices or practice of favoritism.

The Condominium Manager shall develop and recommend a transparent system of ex-gratia rewards for service staff based on voluntary contributions from residents on an annual basis.  Staff shall be motivated to give excellent performance through official recognition of their efforts following practices common used in the hospitality industry subject to the approval of the Interim Purchasers’ Committee.

Rule No. 22 – Cleanliness of Parcel

Please perform your responsibilities and respect the covenants as per clause 3.13 in the Deed of Mutual Covenants.

Rule No. 23 – Balcony and the External Façade of the Parcel

Please respect the covenants as per clause 3.14 in the Deed of Mutual Covenants.

Rule No. 24 – Controlled Use and Washing of Balconies and Lanai Areas

Residents must ensure that if balcony and lanai area are being washed, no water shall spill over the side of the balcony onto the apartment directly below them. Where potted plants or outdoor furniture are to be placed, residents must ensure that they do not pose a safety threat to anyone else within or outside the building due to the strong winds that are common in the area.

There should be no hanging of laundry at balcony railings or at any part of the building that is visible from outside the building. A proper wet kitchen cum dry yard has been provided for every unit with a fully covered aluminum louver screen to hide any hanging of clothes, linen or rugs etc. In addition, a common launderette equipped with a commercial sized washing machine and dryer to cater for large material pieces such as bed sheets, curtains etc. has been provided at the pool deck level. These machines may be used by arrangement through the Concierge and a nominal charge may be imposed.

Rule No. 25 – Prohibition of Acts Affecting Insurance Policy

Please respect the covenants as per clause 3.15 in the Deed of Mutual Covenants.

Rule No. 26 – Interference with Construction Works

Please respect the covenants as per clause 3.16 in the Deed of Mutual Covenants.

Rule No. 27 – Combustible Materials  

Please respect the covenants as per clause 3.17 in the Deed of Mutual Covenants. 

Rule No. 28 – Electrical Installations 

Please respect the covenants as per clause 3.18 in the Deed of Mutual Covenants. 

Rule No. 29 – Bulk Delivery and Moving of House  

If bulky items are to be moved into or out of the apartment such as when a resident or tenant is preparing to move into or out of the apartment, the management must be notified so that the security guards can regulate and assist with such activities. Once notified, such activities will be permitted only during daylight hours. All night time movement of bulky items will be prohibited by the guards for security reasons.  

Small trucks or lorries that can use the loading bay directly are permitted to enter through the main entrance. Large trucks and lorries are not permitted to enter the premises if they are liable to cause damage to common property because of their size and weight. Long vehicles such as container trucks are not permitted to enter from the front main entrance. They may use the back entrance from Jalan Kelawei and park along the service road before the entrance to the car park. Unloading of boxes and crates from the container to the loading bay must be done by fork lift to be arranged by the management subject to payment of rental charges. 

Rule No. 30 – Rules for Use of Amenities and Recreational Facilities 

Residents and their guests must respect and comply with all rules and regulations when using any of the amenities or facilities provided in the condominium. Proper care must be exercised at all times not to spoil or cause damage to any of the equipment, furniture and fittings provided in these places.

The cost of repairs or replacement to any of these items may be charged to proprietors/purchasers or residents if damage other than wear and tear occurs or items are discovered missing following their usage. The management will post general instructions and rules at each of the facility or amenity. These instructions and rules may be modified if necessary for improvement to management and maintenance upon the recommendations of the Condominium Manager in consultation with the Interim Purchasers’ Committee. A number of the more critical facilities and amenities are listed below.  

Rule No. 30a – Use of Swimming Pool (Level 4) 

Residents must observe the rules and regulations concerning the use of the swimming pool that is posted at the pool area. The swimming pool can only be used between the specified hours shown on the pool signage board in respect of privacy to residents in the pool villa units. Pool users must be aware of the dangers of diving and climbing over the edge of the pool at the end of the ‘infinity’ side of the swimming pool. All pool users have a responsibility to warn and stop others in the pool from behaving recklessly and putting their own lives at risk. 

Residents are not allowed to bring casual guests in to swim in the pool or make use of any other facilities at the pool deck level except for those guests that are actually staying in the apartments as live-in guests. The Deed of Mutual Covenants prohibits residents from arranging for private swimming lessons for their children together with other students unless such students are genuine friends or invited guests of the resident.  

Rule No. 30b – Poolside Parties (Level 4)  

The poolside deck has been designed to cater for occasional poolside/barbecue parties. Residents intending to hold such events should observe the following rules and procedure;