Ireland’s Trusted Property Managers
Established. Trusted. Proven.
What We Offer
1. Market-Leading Property Management
One of Ireland’s largest and longest-established residential property management companies, delivering management at scale with consistency and authority.
2. Specialist Apartment & Mixed-Use Management
Decades of proven expertise managing apartment blocks and mixed-use developments to the highest professional standards.
3. Trusted Professional Advice
Clear, experienced guidance and sound decision-making built on over 45 years of industry knowledge and best practice.
4. Proven Care & Reliability Since 1980
A long-standing reputation for attention to detail, reliability and service standards trusted by clients nationwide.
Property Management Services
Accounting Services
- To prepare an estimate in respect of annual service charges in accordance with Section 18 of the Multi-Unit Developments Act 2011, for consideration by the OMC.
- To calculate and apportion the service charges for each unit based on the budget adopted by the OMC, to be applied in accordance with the provisions in the Lease.
- To issue each unit owner with a statement of demand for service charges to incorporate the Sinking Fund contribution (if applicable) together with a copy of the approved budget and the calculations used to arrive at the charge payable by each unit owner (including a breakdown of amount due for current financial year and any arrears balance brought forward from prior years).
- To advise the OMC on the establishment of a Sinking Fund in accordance with Section 19 of the Multi-Unit Developments Act 2011.
- To apportion the amount of contribution, payable by each unit owner, in accordance with Section 19 of the Multi-Unit Developments Act 2011 and regulations made thereunder.
- To debit service charges and sinking fund contributions approved by the OMC.
- To issue up to two Reminder service charge statements per service charge period. Thereafter, charge interest in accordance with the terms of the Lease and issue Final Demand Notice. Forward account details to Debt Recovery Office for collection. Debt recovery charges may apply to the unit in default and where charges are not recovered, the cost would be offset against the interest collected.
- To administer penalties for late payments as directed by the OMC where permissible.
- To answer queries from owners on service charges and sinking funds.
- To prepare a report of overdue service charges for OMC directors quarterly or as otherwise directed.
- To provide receipts for all cash received.
- To provide a copy, on request by a unit owner, of the annual statement of the unit owner’s services charge payments and sinking fund contributions.
- To administer the OMC’s finances in accordance with the provisions of the Property Services (Regulation) Act 2011 and regulations made thereunder.
- To provide income and expenditure reports for OMC directors’ meetings and as otherwise requested by the OMC.
- To reconcile bank statements and provide reconciliation reports to the OMC’s Auditor.
- To pay invoices for goods and services, in accordance with the approved service charge budget.
- Prepare and provide the relevant accounting records for the OMC’s accountants and auditors.
- Respond to accountants and auditors queries arising from the preparation and audit of the OMC’s accounts.
Administration Services
- Every two years to request contact details of owners to comply with Section 8(3) of the Multi-Unit Developments Act 2011 and record contact details in accordance with the Act.
- To record and take appropriate action where infringements of lease covenants and breaches of house rules occur, and to report such breaches to the OMC board.
- To attend up to four directors meetings annually (or as may be agreed otherwise) plus the Annual General Meeting (AGM) and one Owners General Meeting to consider the annual budget.
- To prepare relevant reports and updates for meetings of the OMC.
- To distribute communications to directors/unit owners as appropriate.
- To maintain records of work carried out, tender exercises and other records related to service provision.
- To maintain ongoing communication with unit owners and residents to include at least two reports (includes Directors Reports, Newsletters or Circulars) per annum.
- To liaise with the OMC’s auditor in the preparation of returns to the Revenue Commissioners.
Insurance Management
- Identify potential insurance providers/brokers to provide necessary insurance cover including:- building reinstatement; fire and perils; lift engineering; public liability; employer/employee liability; directors and officers; agents indemnity and alternative accommodation cover.
- Liaise with insurance provider/broker in procuring cover on the basis of appropriate professional advice.
- Liaise with the insurance provider/broker on renewal of all policies, as directed by the OMC.
- Co-ordinate and administer insurance claims on behalf of the OMC and/or members under the relevant policy.
- Negotiation of premium payment schedule with insurance provider/broker.
- Record and receive insurance settlements on behalf of the OMC and/or members.
- To notify the insurers of interested parties as advised.
- To appoint a Surveyor to carry out a reinstatement valuation, if requested by the OMC.
Estate Management
- Advising on alterations to Management and Service Charge structures.
- To discuss with the OMC, on an annual basis, all maintenance and possible refurbishment programmes including fire safety and other equipment, for consideration by the OMC. External professional advice may be required.
- To arrange delivery of planned maintenance as decided by the OMC (including contractors whose engagement did not involve the Agent). A Project Manager may be required and administrative fees may apply as outlined in Schedule II, Part IV.
- Conduct Monthly visual inspections of the Property to identify routine reactive repairs and renewals.
- To arrange delivery of unplanned maintenance and renewals as required.
- Liaising between the Board and professional advisers (Engineers, Architects, Building Surveyors, Project Managers and Contractors) in seeking tenders / proposals for new works, refurbishments, repairs and maintenance and upgrading.
Procurement of Services
Some of the following services may already be in place and can be reviewed on the instructions of the OMC.
Other services may be procured, including services supplied direct by the Agent, subject to board instruction.
- Cleaning services for external and internal common areas.
- Window cleaning services both internally and externally in the common areas.
- Grounds and landscaping maintenance services.
- Periodic refuse collection and recycling services.
- Servicing and maintenance for fire safety systems.
- Servicing and maintenance for security systems.
- Servicing and maintenance for electrical fittings and equipment.
- Servicing and maintenance for mechanical fittings and equipment.
- Vermin and pest control services.
- Electrical and plumbing services including after hours emergency services.
- Servicing and maintenance of water and sewage pumps.
- Servicing, maintenance and periodic inspections of lifts (if appropriate).
- Servicing and maintenance of all electronic access gates/doors.
- Accountant to prepare OMC’s financial statements.
- Auditor to audit and certify the financial statements.
- Solicitor for legal representation.
- Relevant professionals to assist in the identification and project management of planned maintenance, refurbishment and improvement works and the sinking fund(s).
- Relevant professionals to advise on reinstatement value for insurance purposes.
- Health & Safety expert to advise on management, maintenance and inspections of complex.
- Relevant professionals to advise on maintenance and renewal of mechanical and electrical equipment, including the project management of these services.
- Financial advisor to advise on investment options for the OMC’s funds, in particular the Building Investment (sinking) fund(s).
- Relevant professional to prepare Fire Safety Strategy & Management.
- Sterilisation of communal water tanks when required.
Emergency Services
This service is on call 24 hours 365 days a year and includes:
Responding to calls and taking appropriate action in the case of any emergency affecting internal/external common areas and services. It does not include dealing with any emergency inside an apartment unless the cause is attributable to an incident within the common areas or services (see below).
- Water leaks.
- Water pump faults.
- Electrical faults to lighting/essential services.
- Security hazards.
- Gate control system faults.
- Fire alarm system faults.
- Lift break-down (residents may also contact Lift Company directly).
- Roof storm damage/defects/flooding.
- Glass repairs/front door damage/vandalism.
- Alarm activation (subject to owner/unit information on file) – Emergency contacts.
ALSO: Assisting residents on an individual/personal basis in dealing with their own emergencies , if engaged to do so – (strictly subject to separate charge payable by the individual lessee/tenant in each case).
- Flooding.
- Electrical faults.
- Door/window damage.
- Plumbing problems/burst/leaking water cylinders.
NB. The cost of work inside apartments must be borne by the caller in all cases except in the following circumstances:
- Water damage traced to mains or common area supply.
- Electrical failure traced to common area mains supply.
- Any other fault originating in common area.
Ancillary Services
Depending on the amount of time and human resources involved in delivering the service, some ancillary services may attract a charge, but any such charge would be subject to approval by the board, or Chairperson or Board Member nominated by the Board, and confirmed by email or letter and minuted at a Board Meeting.
(A) ANCILLARY SERVICES
- Attendance at extra Board meetings, AGMs and EGMs over and above the agreed schedule of meetings.
- Advertising for, interviewing checking references and recruitment of caretakers, which are employed directly by the Management Company.
- Preparation and administration of insurance claims in the event of an exceptional occurrence, eg., major flood, fire, explosion, storm damage to buildings, subsidence, involving the agent in an exceptionally heavy workload (say, in excess of four hours). In some cases the attendant professional fees may be recoverable in the subsequent insurance claim.
- Attendance at Legal proceedings / Dispute resolutions / Court hearings.
- Acting as Project Manager, or assisting the Consultant / Project Manager appointed to oversee major building refurbishments, upgrading and new works projects, eg., Renewal and upgrading entire intercom systems, rewiring of common electrical services, sourcing and fitting new front entrance doors, replacing letterboxes in a complex, replacing windows old for new, replacing water holding tanks, replacing lifts, new installations (eg., new automatic car-park entrance gates), upgrading fire ducts, emergency lighting and fire alarms to meet changing standards involving the agent in an exceptionally heavy workload over and above what would be considered normal (say, in excess of four hours). Any fees on such a project would be chargeable to the project.
Services where the cost is borne by 3rd parties:
- Preparing detailed replies to Solicitors’ Requisitions on the Management Company / pre- contract enquiries where properties are changing hands.
- Providing a property service within an owner’s private unit at the request of and by prior agreement with the unit owner.
(B) COMPANY SECRETARIAL SERVICE
- Act as Company Secretary to the OMC
- Prepare returns for filing with the CRO including Annual Return; Change of director/secretary or their registered details, cessation of a director / secretary, change of registered office, filing Special Resolutions
- Provide or make available to unit owners Memorandum and Articles of Association, upon request
- Maintain the Membership Register of the OMC and issue new owners with Membership Certificates on change of ownership
- Arrange, on the instructions of the OMC’s Company Secretary, the General Meetings of the OMC, and prepare, produce and circulate the necessary reports and notices in accordance with Sections 17, 18, 19 and 23 of the Multi-Unit Developments Act 2011
- Distribute minutes of general meetings to unit owners
- Prepare draft minutes of meetings
- Provide the registered office address
- Keep the Company seal and minute book
The OMC
The OMC
The Management Company
All the common areas within any residential multi-unit development are vested in an Owners Management Company, (“OMC”). These common areas and related services can be internal and/or external and/or structural.
Each owner is a member (or shareholder) in the Owners Management Company. The OMC has responsibilities to all the members to ensure that the common parts are maintained to a high standard for the enjoyment of all concerned.
The OMC, which is in effect the Owners own Company, and is responsible for the maintenance and upkeep of all open spaces, common areas and management services relating thereto. If the OMC is an apartment block, or any other type of multi-unit building, the OMC is also responsible for the upkeep and maintenance of the block / buildings.
The full responsibilities of the OMC are outlined in the OMC’s Memorandum and Articles of Association and the Multi Unit Developments Act 2011.
All OMC’s are governed by The Multi Units Developments Act 2011.
Within the Act, there are clearly defined rules how every OMC should be governed; Service Charge Budgets, the formation of a Sinking Fund / Building Investment Fund, House Rules, Voting Rights, Dispute resolution, Conveyance of Common Areas, General Meetings and Annual Reports, and various other important OMC headings. A copy of the Act, and a summary, can be found HERE.
Similarly, all the owners individually have a co-responsibility to the OMC to perform certain obligations, set out in the Management Agreements, including payment of service charges etc.
The OMC, like all private limited companies, is managed by a Board of Directors & governed by the Companies Act 2014.
The Managing Agents
Managing Agents (for example, WYSE Property Management) are appointed by the OMC, where the directors of the OMC entrusts responsibility for the day to day management of the OMC’s affairs into the hands of a Managing Agent.
A good firm of managing agents will endeavour at all times to see that the Management OMC honours it’s obligations to the owners and that the individual owners, in turn, honour their obligations to the Management OMC and to each other.
Managing Agents would not have responsibility for services inside any Owners private apartment or house – this is each owner’s own responsibility.
My Blockman
Our client-login facility, My Blockman, is proving very successful with our clients.
Our clients are able to view and pay their current and previous Service Charge account details on-line, and also view general information relating to their Management Company.
All our on-line users are able to:
- Pay your service charge on-line.
- View your current and previous Service Charge balance and transactions.
- View your Service Charge calculation percentage and schedule.
- You can download your Service Charge Demand and Reminder Statements.
- View Emergency Contact details.
- Download important Documents, such as Audited Accounts, Budgets, House Rules, AGM & EGM Minutes, Memorandum and Articles of Association, etc.
- View your Management Company Secretarial Information.
- You can include a 3rd party access to your emails and service charge information.
- View important live Announcements relating to your Owners Management Company.