The technical infrastructure of an apartment building or complex is invisible as long as it runs quietly. When something fails, a single lift, boiler or pump decides the day for the whole building. Technical management means planning maintenance and having it done on time, instead of waiting for faults, and keeping a record of every job.
The checks that are legally required
Some maintenance is not a preference but a legal duty. The annual statutory inspection of lifts, the refill dates of fire extinguishers, the cleaning of water tanks and boiler room servicing all run to a legal calendar. Keeping to those dates is the manager’s responsibility, and if an accident happens the liability lands squarely on the management.
In every building we manage, these checks go into a maintenance calendar, a reminder is generated as each date approaches, and the certificate for the completed work is archived.
What we look at in each system
Heating and hot water. In central systems the boiler, burner, flue and circulation pumps are checked before the season starts. The hot-water boiler runs all year, so it is planned separately from the heating boiler; scale build-up and insulation are tracked on their own. For the detailed checklist see our Winter Preparation Checklist.
Lifts. The annual periodic inspection is documented by the inspecting body’s report and the label on the lift. The maintenance contract, the service interval and the response time for faults should be in writing; we check those three points in the contract separately.
Booster pumps and water services. Booster pumps, expansion tanks, tank cleaning and water analysis are done periodically. Pressure drops and leaks come back as bills and damage, so noticing them early matters.
Fire safety. Extinguisher refill dates, fire cabinets and the detection system are checked. Escape routes and signage are reviewed together with the on-site staff.
Electrical and generator. Common-area lighting, panel and earthing checks, and the generator’s periodic test run and fuel level are tracked. Lifts and boosters depend on the generator during a power cut, which is why the test is never skipped.
Pools and mechanical plant. In complexes with pools, filtration, dosing and pipework are serviced before the season; see Our Work for examples.
We manage the maintenance contractors
Most technical maintenance is done by specialist firms. Our job is to choose those firms, compare their quotes, check their contracts and verify that the work was really done. Every expense made on behalf of the owners is shown openly in the budget and the matching document is archived.
When something breaks
Residents report faults and requests through NovaBina; each request is on record with who it is assigned to and what stage it is at. Instead of an “I did tell you” argument, it is visible when a fault was opened and how it was closed.
Frequently asked
Who keeps the maintenance calendar? The management. The calendar shows statutory periods and manufacturers’ recommendations together, and reminders are generated for jobs coming due.
How is the maintenance budget planned? Maintenance items are listed one by one in the annual operating plan. We also recommend setting aside a reserve for unexpected faults; the owners’ board approves the plan.
Where do you start in an older building? First the current state is established: the age of the systems, the last maintenance dates and missing documents. This is done on site during the free survey, and the result is shared in writing.