I reside in a flat complex in the city of Dublin. A few months back, I observed a shattered window of a ground-level flat within my building. I immediately got in touch with the management committee of the property owner (OMC) about the issue. The committee assured me of their communication with the flat owner (who, as per my understanding, is responsible for the windows) about remedying this.
Despite my repeated inquiries, the window continues to be broken. Its location, right next to the building’s main entrance, not only mars the visual appeal but also presents a possible security risk. Given that it can be easily accessed to facilitate unauthorised entry into the building.
Just this week, I broached to the OMC the idea of entering the flat to repair the window, on account of owner negligence. Their response hinted at an unfortunate episode that had taken place within that flat quite recently. They stated that repairs could not commence until a certain “process” concludes. I sought further clarification about this procedure, but details were withheld. It appears that the flat, once occupied, now stands vacant.
I am at a loss as to how to proceed or how to further engage with the OMC. The length and implications of this elusive process concerning the damaged window are completely unknown to me. While I empathise with the unfortunate occurrence in my neighbour’s dwelling and respect that it is not my place to pry, I consider the broken window an issue concerning me as a resident and a flat owner within the building.
The predicament of a broken window in my building continues to worry me, and the OMC’s lack of action is disappointing. What steps can I take?
Ensuring the security of all residents in a building should be of utmost importance and a violation such as this should be addressed promptly. The current state of the damaged window poses a risk for everyone residing in the building. Effective communication is the cornerstone for resolving such issues with the OMC. It is evident that you have engaged with the OMC about the matter, but there is a need for further clarity on this issue.
The Owners’ Management Company (OMC) comprises co-owners of the residential complex. Often times, the OMC hires a managing agent to steer the routine operations of the OMC. You mention that you’ve been in touch with the OMC, which prompts me to ask: did you speak with the managing agent, an OMC director, or a member of a potential committee, if one exists?
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Identifying who you’re in contact within the OMC is crucial. If you’ve been communicating with the managing agent, then it’s prudent to verify whether the OMC directors are aware of this particular concern. If they aren’t privy to this situation, it’s essential they be informed promptly since this significant issue jeopardises the building’s safety. The directors of the OMC hold the responsibility of instructing the managing agent, hence, they should be capable of seeking more details about the problem and ordering an immediate repair of the window.
When looking into the building’s structure and the responsibility for its maintenance, the lease agreement is fundamental. It specifies the allocation of responsibility for window and glass replacement. Quite commonly, the lease agreement states that window frames are under the jurisdiction of the management company, while the glass repair is the responsibility of the owner. However, this can fluctuate between different OMCs.
Aisling Keenan is a seasoned property management agent and consultant, also serving as an associate member of the Society of Chartered Surveyors Ireland.