Rooftop Repairs Update

Last year several Towers  encountered multiple roof leaks which affected both residents units and the common areas. Until this point, the leaks were repaired by patching on an as needed basis however with the increasing number of areas requiring repair, this method wasn’t practical and didn’t offer good value for money.

A survey of all roofs was performed by several contractors and it was found that Towers F, C & A required major repairs in that order of urgency.

A significant investment was required and after a lengthy tender process a contractor was appointed.

The contractor (JCi Waterproofing) will apply a new Acrylic Membrane after preparing the existing surface and repairing the cracks with hydraulic cement. The work carries a 5 year workman warranty and a 5 year product warranty.

The and the works have commenced several months ago with Tower F complete and Tower C in progress.

More photos of the works can be found here: Tower F Roof Repairs

Other Towers are being monitored on a regular basis for similar issues.

FOUNTAIN CLOSED FOR REPAIR

Please be informed the fountain next to club house will be closed for repair (tiling works) starting 27th November 2014 to 2nd December 2014.

 Sorry for the inconvenience caused.

Thank You
Management Services

Lobby Plaster Ceiling Repairs

We are please to announce that a contractor has been appointed to rectify the lobby area plaster ceiling issues which have prevented the full implementation of the lobby/link bridge access control system.

A tentative schedule of the works is below:

Roof Top Leaks

Over the past few months several reports have been made regarding water ingress/leakage issues from the roof top on multiple towers which are affecting both units and common areas.

Owing to some units being empty and others having plaster ceilings the number of leaks may be higher than currently reported.

The management office have been asked to arrange a survey by several contractors to ascertain the current state of the roofs and the various repair options available.

Please can all residents on level 20 check their ceilings for any sign of ingress/leakage, especially behind service hatches and report any issues to the management office and cc the JMC email.

Emergency Maintenance Contacts

Please be advised that the emergency out of hours maintenance contacts have been updated as follows and can be accessed here: Useful Numbers


1. Hamzah : 019-7281160 - Chargeman
2. Roslan : 019-3855587
3. Zulfaez : 010-2347350
4. Ramli : 017-9052646

Mohd Shah (current chargeman) will be no longer working with us by end of this week.

Pool Area Decking

We are pleased to announce that we have finally approved works to replace the pool area timber decking surrounding the gazebo near Tower F.


The material used will be a wood like composite and comes with a 5 year warranty.

Along with the recently ordered pool furniture, signage and plans in progress to restore the flooring surface surrounding the pool and clubhouse this will go a long way to improving the ambiance of our pool area.

22/6 Lift CCTV and Car Interior Update

Lift CCTV

Further to the last update the CCTV installation is continuing well.

The camera’s have been installed into the lifts and the system is currently being currently being commissioned and any issued and being ironed out.

The picture below was taken whilst the contactor tests the system at a block and works to improve the camera angles and picture quality.





Lift Car Interior

The interior upgrade project is continuing although progress is slow due to several factors.One of which is owing to the high costs involved we are taking an extremely cautious and diligent approach in the best interests of all Villa Wangsamas JMB members.

In today’s JMC meeting we have agreed the main work package and the option to upgrade the ceiling’s will be looked at separately due to time and cost pressures.

More information will be posted on the blog once things are signed.

Swimming Pool Bridge Restoration

Our maintenance team have recently carried out some restoration works on the timber swimming pool bridge.










The gazebo between blocks and F and G is also pending repair and the unsightly broken timber will be removed asap.

Update on the building facade condition

Further the posting on 5 January 2013 its disappointing to report that the developer has not formally responded. This is not uncommon and many residents have also experienced this.

Our management office have received the following schedule for the painting works:

It is clearly obvious that the outmost blocks are being done first and the innermost inc clubhouse, which are in the most dilapidated state are currently scheduled last.We will endeavour to try and get this changed to ensure that the job is actually completed to a satisfactory standard.

Update on the condition of the building facade

The state of the exterior facade has been a major concern for long time The developer previously agreed to address the issues and some rectification work has taken place with mixed results with their efforts appearing to have been prioritised on the walls overlooking the developers new show room.

Despite numerous requests by our building management the developer had refused to provide any sort of schedule or plan for the works.

We were pleasantly surprised to receive the below letter forming us that a company would be appointed in Dec 12 to repair and repaint the facade.
Download: Letter from Setapak Heights Development

Several months ago we commissioned a professional building dilapidation survey report to investigate the latent and unresolved defects as well as baseline the condition of our building prior to the adjacent development taking place.

Our reply to the developer letter is below and we are currently awaiting a response.
Download: JMC reply to Setapak Heights Development

We will endeavor to keep all residents informed of the progress in this area.

installation of Lift Car Door Locking Device & EBOPS

We have recently been advised by our lift maintenance company of a safety directive issued by Jabatan Keselamatan Dan Kesihatan Pekerjann (JPKK) aka DOSH which states that all lifts must now be fitted with the following:

Car Locking Device 
The device will prevent the car doors from being forced open from the inside when the car is between floors. This will prevent trapped passengers from exposing themselves to the danger of falling down the lift shaft or getting crushed when trying to escape.

Emergency Battery Operated Power Supply (EBOPS) 
This is to keep the lights and fan running for a minimum of 2 hours in the event of a power failure thus reducing the anxiety and distress of trapped passengers.

As this is both a legal requirement and common sense the JMC have agreed to implement this asap at a cost of approximately RM4600 per lift by utilising the sinking fund.

A copy of the DOSH circular is available to download here: DOSH Circular JKPP IS 127/8/1 -Klt.23 (20) 

Roof tile repairs

The management office team recently purchased a scaffold set to allow our maintenance staff to perform jobs that would would otherwise require an external contractor and subsequently encounter greater cost.

A good example of its use was the recent rectification of a broken roof tile seen hanging precariously on the roof truss at Blk A/B covered walkway. It could have fallen down any moment and injured unsuspecting resident walking below it.  The broken tile was removed a new roof tile.

This was one of the many repair tasks that the staff are working on each and every day.

 

 

Tower D Lift Vandalism

It’s disappointing to report that 2 lifts in Tower D were vandalised this week. One lift had the floor level digital indicator board reomoved and another one was found with the board half hanging out from the box control panel.

We are arranging C -Elevator to rectify the problem asap.

The issue of CCTV and lift interior refurbishments we will be discussed during next weekend’s AGM and your support is required to back the resolution that will be submitted.

Power Interruption on 4 Oct 12

To : ALL RESIDENTS
RE : POWER INTERUPTION ON 4^TH October 2012, (10:00am to 5:00 pm). 

This is to inform that power supply will be cut off for approximately 1 hour at each block as stated below to perform re-calibration work and servicing of all main switch board.

BLOCK A & B 10.00AM TO 11.00AM
BLOCK C & D 12.OOPM TO 1.00PM
BLOCK E & F 2.OOPM TO 3.00PM
BLOCK G, H & J 4.00PM TO 5.00PM
 
Sorry for the inconvenience however this is necessary for the up-keeping and maintaining the system to its efficiency level.

Please contact the management office should you require more information.

MANAGEMENT SERVICES

Clubhouse toilet - sewer pipe clogged

After years of previous management taking a ‘tidak apa’ approach to many issues a huge backlog of maintenance has built up. Slowly but surely the JL team and the maintenance partners from Vodex are tackling the issues.

One recently issue was related to a one of the clubhouse male toilet sewer pipe that was clogged for many months. The team unsuccessfully tried to resolve the a few weeks ago by rodding the pipe and throwing acid in toilet but it failed to can't de-clogged the pipe.

A contractor was called in this week to rectify the matter permanently and root cause of the the actual problem was discovered. It seems that someone inserted in big sponge foam and male underwear into the sewer pipe which clogged up the whole sewer system and caused multiple issues.

Clubhouse male toilet sewer pipe clogged 

Blockage was above space 308/9

Sewer pipe cut into half to remove rubbish stuck inside 

Floors filled with sewer water – the smell is very pungent from far 

Big foam sponge & male underwear insert inside sewer pipe removed from the pipe 

Gym Closure For Repairs

Dear Residents,

The gym will be temporary closed for ceiling works and repair.

Please bear with us for a while and sorry for the inconvenience.

Thank You,

MANAGEMENT SERVICES

Water Interuption 12 Sep 2012

TEMPERORY DISCONNECTION OF WATER SUPPLY FROM 10.00AM TO 4.00PM ON 12TH SEPT 2012 (WEDNESDAY)

This is to inform that due to underground pipe burst, water supply has to be temporary disconnected for (6 hours) for workmen to replace damaged pipe.

Please bear with us and we are very sorry for any inconvenience caused.

Thank you for your understanding.

MANAGEMENT SERVICES

Access Card & Barrier System Update

The stability and reliability of the access card and barrier system has been a major concern and priority to resolve.

Since the JL management team took in July over several contractors have analysed the system and some tactical repairs have taken place to try and improve stability and reliability.

Access Cards
One of the controller boards was found to be missing and several were faulty. In addition to replacing these several  of the controller board backup batteries were found to have failed and due to the remaining batteries being life expired all 49 were changed as a precaution.

The initial results are encouraging and the system appears to be much more stable. If you are still encountering problems with your cards then please contact the management office.

Car Park Barrier
The reliability of the barrier motors is a concern. One motor from phase 1 was recently repaired under warranty and several from phase 2 entrance and exit posts will shortly be replaced.

An issue with the phase 1 barriers being unable to fully open due to the roof overhang is currently being investigated

Several sensor loops at the phase 2 entrance and exit have been found to be faulty which are causing the barriers to malfunction from time to time. The management office are currently arranging for these items to replaced asap.

Recent Maintenance

Maintenance has long been issue at Vila Wangsamas due to a neglect by the developer led management and multiple issues with the previous management’s in-house staff.

The current maintenance team have been extremely busy trying to tackle not only the many outstanding job, problems caused by previous teams but also sadly dealing with vandalism caused by residents here.

The following items are a sample of some of the work performed over the past week.

1. Plastic bottles pushed into the drain traps
Sadly empty plastic bottles have been pushed into the floor trap at many many areas which then clogged clogged up the drainage system and caused a small flood.

The technician had to remove the obstructing rubbish by cutting the pipes into two, removing the blockage and then re-joining the pipe.

Picture showing rain water stagnant on deck. The water outlet is clogged with rubbish due from vandalism

The 4 inch pipe located at car park area was cut open

Residents have inserted a lot of plastic bottles inside pipe outlet. They are impossible to retrieve from the top as it is too deep but to cut open the pipe below

Picture showing our technician rectifying the pipes after cutting open the clogged pipe

Our technician working at a high ceiling level to fix the problem

2. Flood at Blk A-20 Lift Lobby
A report was received that the riser was leaking water badly. The technician tried to turn off the 2 inch gate valve but it was not functioning and water was still gushing out.

The management office staff discussed the issue with our technician immediately quickly purchased the necessary items to resolve the problem.

Shortly after a similar incident occurred and was dealt with quickly by our maintenance team.

Following the repair/replacements to the leaking pipe and faulty gate valve, the locations are now working fine



Total material cost us about RM160/ compared to a plumber which would have cost would have cost 6-7 times that .

Please rest assured that the team are working flat out to try and resolve the many issues and we will try and share some more examples over the coming weeks.

After Office Hours On Call Service

This is to inform that for any after office hours emergency, a new on call service is available for residents who experience issues such as internal plumbing issues like (pipe burst), internal emergency electrical problem, black out, short circuit or other issue.

Please note that a flat rate call out fee of RM 80 is chargeable per visit to restore back the essential supply.

Please call upon our Chargeman, Encik Fauzi at 012-5655568 should you encounter an emergency and require this service.

Note that this service is optional and residents who do not wish use the service may contact their own contractor.

Thank you,
Management services