Lots of talk on the blog about window coverings.
The Body Corporate will be charged with preserving the overall appearance of HM. The architects have gone to great efforts to develop a so-called 'macro' appearance and it would be tragic if everyone added their own red and yellow curtains and destroyed the look. Same with drying washing on balconies.
There will be a strict enforcement of a simple 'off-white' colour palate for window coverings, and the Body Corporate can ask for coverings to be removed if they infringe the standard. The limited range will be like this:
We are arranging roller blinds for our apartment, with 'block out' blinds on the bedrooms facing east, and 'sunscreen' blinds like the following for the living area:
I believe colour is the main issue rather than type, so there is more flexibility in design choice.
Hi,
ReplyDeleteMy name is Natalie. I have been following this blog for the last few months and have been checking it more than my social media accounts. My husband and I purchased one of the units in Harbour Mill and cannot wait to move in. I saw this post today and wanted to comment straight away, I work for a blinds and shutter company in Leichhardt. I spoke to my boss about the apartments and the fact that they do not come with window coverings. He has agreed to offer all the owners at Harbour Mill free installation on window coverings. We can do a free measure and quotation if anyone would like.
I do have one suggestion if anyone wants something in a different colour we have fabrics that have white backing so from the outside you will only see white and it will all match - just a thought.
Looking forward to a glass of champagne on the rooftop and meeting you all.
I didn't have an account to link to the comment, but can be contacted by email; natalie@absf.net.au
Thanks again for the blog - we love it!
hi nat im interested , what is the lead time prior to install? have many wks i should make the contact prior to move in ? i want it as soon as i move in
DeleteHi Natalie, thank you very much. We would love to look at your company's range of blinds, after we move in. Sounds like a good deal, if installation can be free for HM. It would be great if we could gather to order in bulk - this may save us all good $. Thanks again.
DeleteHi Nathan,
DeleteWe can turn around blinds within a week provided the fabric is in stock. If its possible to provide measurements I can get a price before moving in. If not, we will have to measure when next given access. I personally measured my windows on the wall facing Wentworth Park behind the original wall, as well as the balcony doors behind the Flour Mill wall. If these windows are any of yours I can price according to them?
You are more than welcome Elena. That is what I was speaking to my boss about by getting a few apartments we can offer the discount and everyone wins. I know everyone keeps discussing a uniform look there are fabrics with white backing at a really good price point I think this is something for everyone to consider. Then they can go crazy with colour internally but all have the same from outside. If you could send me an email to natalie_white@live.com.au I would love to send you something I typed up. It's just photos of my windows and what I am planning to have installed. It also has some information on different options - migth help everyone who is unsure what they would like.
We are hoping the delays aren't going to go for too long.
Kind regards,
Natalie
Hi Nat
DeleteI'll email too, Do you have blinds that are electric operated, meaning able to have them go up and down using a remote?
Thanks George
Hi Elana
ReplyDeleteWhere in the strata rules does it say you require a off white palate. We have been Looking at grey sunscreen blinds similar to the one displayed in your post. I spoke to the strata manager this morning and he indicated a grey sunscreen would be acceptable
Thanks
Brad
Hi Graham / Elana
ReplyDeleteAny news from Ceerose re settlement, if we don't get a date in the next week or two, with a two / three week timeframe required for settlement a pre Xmas settlement date is looking highly unlikely.
Brad
The initial HM design included external sliding plantation blinds from memory. Similar examples can be seen around, including the Trio in Camperdown and some of the newish apartments in Zetland.
ReplyDeleteHM obviously didn't build these but all options, colours and a whole host of other diverse matters can be discussed at the owner's corporation level. Like fly/insect screens (anaphylaxis), level of privacy desired with internal/external blinds and the fact that even hanging out our washing at hand rail height isn't going to stop it from being visible from the outside.
Hi Brad, I understand there is a delay due to the fact that the 'heritage grain shed' overhangs Railcorp land. Ceerose understood this was agreed by Railcorp, but now someone is claiming it's an 'easement'. When legal people get involved, it's a worry. But the three weeks required for settlement is at the buyer's option. We are ready to settle the first day it's technically possible.
ReplyDeleteHi Graham, is this information about the grain shed new or the same matter referred to by the Ceerose solicitor in the previous update of 11 Nov? It is hard to believe this is happening - the grain shed has always been there, I don't understand what Railcorp's problem is...
ReplyDeleteHi Elena, for me, this is new information and I agree, the grain shed has been there for 100 years. In fact, Ceerose has done the city a favour by preserving part of its heritage, and it's nothing short of outrageous that Railcorp is now holding up progress (If that's what's happening). The development has been underway for years. I plan to ask Ceerose if there is anything we can do to 'lobby' Railcorp, especially since it is absolutely essential (for us at least) that we are in before Christmas. We might need to rally the troops ...
ReplyDeleteHi Graham,
ReplyDeleteWe are in the same boat - need to settle before christmas 100% and at least to have gisibility of settlement before 13 Dec, as we are going into a "black out" period on the current lease. I can't even describe and list all of the inconveniences and problems this extremely delayed settlement has caused our family :-( this may be similar to the other purchasers, as we are planning our whole lives around our new homes. We are ready to support whatever lobbying needs to be done. Are you going to call Jason Cameron on Monday? Kind regards, Elena
Hi Guys,
ReplyDeleteWe are in a similar situation, we cant afford anymore delays. Happy to support the lobbying. I can't believe that that the issue is about something that has been in existence for such a long time!!!!
ceerose could call for the tenants to sign a petition if needed, all in.
ReplyDeleteHi Graham
ReplyDeleteThanks for the update. We also need to settle ASAP and definitely before Xmas as our current rental accommodation expires on 23 December. The lack communication from Ceerose makes it very difficult to plan your life, many people have sold their house or have rentals expiring, if it wasn't for your blog we would all be very much in the dark.
Brad
Brad
Happy to join any effort to ensure we settle before the year ends.
ReplyDeleteIf this issue with Railcorp is true hopefully it's minor or something that can be resolved quickly. It's unreasonable for an issue like this to arise this late in the project given Ceerose were committed in improving the condition of the area from the very beginning.
Your right Brad, body corporate can't force people to chose style or colour. I've had many investment properties and our strata company
ReplyDeleteHas been the mangers for a couple of them. We have bought one of the penthouses and know one can tell us what we can do with the insides. In saying that I'm happy with the suggestions and would like to talk to nats company.
The blog is great, and I've enjoyed reading it the last 3 years but no one can force their ideas on anyone, even though I agree about keep them similar. I'm hoping to be on the body corporate committee when we all elect one.
Hi George,
DeleteIn case you may see this post (as there are no alerts of a reply) - could you please let me know if anything can be done to get CBA to do the valuation before the occupancy certificate? Our insurance broker says it is impossible, CBA never does valuations before the occupancy certificate is ready... Is this true? I remember yoj mentioned that you worknin this industry... Also, do you think we should expect abhigher than contract price valuation or are the banks so conservative that they put a contract price cap on off-the-plan properties? Kind regards, Elena
Just saw this Elena, burning the midnight oil. Have your broker call his BDM (they'll know what I mean), they can do it as the building is finished. Settlement can't be booked till the certificate is given. Haven't done a CBA of the plan recently but have had a few other banks even value just before completion. If he says he can't do it let me know and I'll Make some calls just for info, there's privacy issues so they won't talk to me about your specific files but once your broker finds out you have been talking to another it might make him work harder. Which loan did you get from CBA.
DeleteThe norm is that it's capped to the contract price but not for off the plan purchases, St George recently valued one ( not at HB) about $100K more
than the contract price. I would say you would get higher than you paid but with recent changes to lending they might be conservative. When your broker orders the valuation, get him to put in his notes what you bought the unit for and when and that since then properties have gone up in the complex (which they have) and for him/her to estimate current value, this might prompt the valuer to give the higher correct current value (there's been sales that will back that up ( did you ask this question because of mortgage insurance?).
My email address is george.ribarovski@aussie.com.au if you want to contact me off the blog. Things will start moving quick soon (hopefully) and with xmas coming up its best to get it moving as you only get two weeks to settle and CBA can be slow.
Hi George,
DeleteThis is very helpful - thank you very much for these insights and suggesting you can call your cba contacts. I have asked our broker to call CBA, will let you know how we go. Our broker already got CBA to change their standard policy to value only after strata plan registration. CBA agreed to value erlier but needs occupancy certificate still. We are gettig a home loan with cba, as they gave us a fantastic rate and for convenience. We want the highest possible valuation to have money in the offset accounts rather than tied in the mortgage equity, to use for future investments. As far as we are concerned - we don't want to be payibg down the mortgage as this is the cheapest way to borrow money to be used for other productive needs including property investments.
Hopefully they will have them do it for you. They won't give final approval till strata is registered but shouldn't impact on valuation. Let me know how you go. Always good to get the most you can and have in your offset, unless you start taking world trips. The rates are great at the moment, you must be on the MAV package, hopefully your broker talked them down a good amount below the advertised rates.
DeleteYes, totally agree. We are on the MAV package and the rates are well below the advertised. Hope to get the valuation done soon. But the biggest issue for everyone now is the grain shed.
DeleteHi Elena,
DeleteWe are also on the MAV package with CBA and we had our unit valued 2 weeks ago. All our paperwork has been updated to reflect the valuation as well. All organised by our broker and we just had to re-sign some paperwork.
Also, our valuation was higher than contract, but not significantly so given current market conditions as George has already pointed out.
DeleteHi Hannah,
DeleteThank you very much for letting me know this - much appreciated! We are onto cba to speed things up.
Hi All,
DeleteJust confirming that cba has agreed to do our valuation, it is happening now. Thanks for all your feedback and comments - this helped heaps!
Thats great, Elena. It should take a little bit of stress out of the equation
DeleteHi All,
ReplyDeleteThank you for the excellent blog. I have purchased G09.
I am somewhat concerned by the comments in recent posts and suggest that everyone check the following link regarding Strata Living, particularly the paragraph relating to "changing the appearance of a lot" page 13.
http://www.fairtrading.nsw.gov.au/pdfs/About_us/Publications/ft045.pdf
Regards
David
I will speak to Ceerose and see if we can achieve anything by lobbying Railcorp as a group. May have to protest outside their offices.
ReplyDeleteAlso, I don't want to cause any friction before we even move in, but as David points out, it's not true that 'nobody can force their ideas on anyone'. We are all in this building together and we all want to preserve its appearance. If one apartment owner decides to put up bright colours on blinds which can be seen from the outside, not in keeping with the overall appearance, the body corporate can insist they be removed.
Thank you very much, Graham, for speaking with Ceerose. If you can get any ither insights from them - that would be fantastic, for us all to at least have a feel for what the issues may be and what Ceerose's timing expectations are. Also, I understand the grain shed is the issue relating to the Strata Plan (which is with LPI), however, why is the certificate of occupancy still not done? The grain shed should bot impact on occupancy certificate as it is all about safety etc. would be great if you could use the opportunity to ask Ceerose about this... Thank you again!
DeleteI didnt express myself well in my first comment. The top comment states the body corporate will strictly enforce an off white colour. There hasn't been a body corporate meeting yet and at that meeting all owners will have a vote, that is what I meant by nobody can force their ideas on anyone because they have picked a colour. I agree rainbow coloured curtains would not be appropriate.. But someone mentioned they organised grey colour blinds which might go better with the style of the building. I personally don't mind off white (or grey). It is most important that every owner tries to get to all meetings to have their voice heard. There are some decisions (like building changes) that need 100% agreement. Even the committee that gets voted in needs a vote for most things. For harmony reasons it's not a good idea to think everyone will have the same opinion as oneself. Hopefully our strata fees will be reasonable and we have to keep an eye on them not skyrocketing in the first few years as it tends to happen. Hopefully we'll be in soon and if any lobbying can be done and I can assist, please let me know.
ReplyDeleteHi George,
DeleteI am planning to put white plantation shutters on my side window ie. on the old harbour mill walls. I don't think it will be visible from the outside.
Vince
I don't believe a single person here can make claims as to what the body corporate can and will do when, as of now, there is no executive committee and not one meeting has been held. This blog has certainly been helpful, but I'd politely remind Graham that he has no authority whatsoever and is in no position to be making any claims regarding the executive committee that he may or may not go on to be a part of.
ReplyDeleteHi All,
ReplyDeleteI would like to also politely remind everyone that there is no need to create tension on this blog. Graham and Elana have been so active and enthusiastic on many Harbour Mill issues, we need people like this in our community. Their comments on the blinds may have come across in the wrong way, but I can see all they are doing is aiming to preserve the value of our building which is in everybody's interest. I agree that the blinds question and other exec committee questions should be resolved later after we move in. Personally, I was surprised the blinds or some kind of other covers were not pre-installed, but I didn't raise this as an issue because I do not want this to delay settlement even further. In my experience, looking at other large buildings, blinds seem to be uniform everywhere so the buildings looks good. Harbour Mill really stands out as a landmark and can be seen by the public from many locations (including lots of traffic coming through Anzac Bridge every day), I see the point that we should do our best to keep the buikding look good as this will preserve its value. There is nothing wrong in aiming to get all purchasers come to a sensible agreement on the blinds, at least how they look from the outside... I personally don't think that white or off-white color looks good on windows and would prefer some greyish or light brownish colour. However, if most people say "white" - ok, I'll live with that as it is better to keep it uniform, I am ready to do what is best for the building as a whole.
I agree Elena and totally agree Graham and Elana have been fantastic with the time and effort they have put in to set up and run this blog and i applaud them for it.
DeleteGeorge
Hi Elena I agree too without Graham and Elana doing the blog we would not know what was happening and it is also a fantastic record of the build. Well done and thanks Brad
DeleteWell, Anonymous, let me quote what David - not me - said:
ReplyDeleteThank you for the excellent blog. I have purchased G09.
I am somewhat concerned by the comments in recent posts and suggest that everyone check the following link regarding Strata Living, particularly the paragraph relating to "changing the appearance of a lot" page 13.
http://www.fairtrading.nsw.gov.au/pdfs/About_us/Publications/ft045.pdf
Regards
David
And what does this say?
Changing the appearance of a ‘lot’
Most schemes will have a by-law about the appearance
of individual lots. Owners are generally not able to change
the appearance of their lot if the change would not be in
keeping with the rest of the building. For instance, if you
wanted to put up brightly coloured curtains or blinds, that
would be visible from the outside, the other owners can
insist the colour match the rest of the building.
Given we all entered in to our Contracts some time ago it may be worthwhile to have another read of it.
DeleteMy contract states that the blinds must be off white.
There is a workaround. Most blind companies put an off white backing to colored blinds, this allows the owner to have any colour of their choosing whilst maintaining the external visual appeal of the building.
Hi David, could you please tell us roughly which clause it was stipulated in? I had a thorough look in mine and I don't think it's there. The only off white I could find was in reference to the light colour option (versus dark) throughout the lot. The by-laws that got lodged with the SP didn't cover blinds either?
Delete"There will be a strict enforcement of a simple 'off-white' colour palate for window coverings, and the Body Corporate can ask for coverings to be removed if they infringe the standard. The limited range will be like this:"
ReplyDeleteAs per previous comments, the Body Corporate has not been formed, not met and not made any decisions so statements defining colour ("There will be a strict enforcement of a simple 'off-white' colour palate for window coverings").
Who is Anonymous?
ReplyDeleteRegards and Signed by Anonymous
From 3D Team, Australia, 3D Rendering is nothing but creating a 3D image of anything by envisioning what clients expect by expert 3D artists in the form of wire-frame with properties say colour, materials, lighting's and camera angle. Finally, produce the above 3D image into a 2D photo-realistic image also comes under 3D rendering service.
ReplyDeleteI have found that this site is very informative, interesting and very well written. keep up the nice high quality writing. Blockout Blinds
ReplyDelete