We provide a cost effective and premium service offering that delivers on target, inline with w with regulation and industry wide acts.
We provide a cost effective and premium service offering that delivers on target, inline with w with regulation and industry wide acts.
We provide a cost effective and premium service offering that delivers on target, inline with w with regulation and industry wide acts.
We provide a cost effective and premium service offering that delivers on target, inline with w with regulation and industry wide acts.
315 Main Street
Case study
Project overview
📍 Location: 315 Main Street, Mornington VIC
🏢 Property Type: A-Grade Offices
🏘️ Units: 16
💰 Project Value: $45,000 (inc. GST)
Scope of Work
✅ Common air conditioner upgrades with a marine grade specification for longevity
✅ Plaster and painting works to affected common areas
Project Team
👷 Body Corporate Manager: PILOT Body Corporate
🔨 A/C Contractor: Cowan Air
What PILOT did
We co-ordinated and oversaw the project as the appointed Owners Corporation Manager:
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Provided guidance on the issue of multiple failed A/C units with members at the Annual General Meeting (AGM)
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Scope defined as the replacement of 2 x air conditioner units servicing 2 levels. At the Committee’s request, Marine Grade units were specified due to the building’s coastal location and to maximise longevity.
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Provided guidance on the funding options and formally resolved the funding at the AGM.
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Conducted the tender process: obtained competitive quotes based on the approved scope and recommendations
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Circulated submissions to the Committee for formal consideration.
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Financial management – Completed a cash flow forecast and recommended a hybrid funding model, drawing part of the project cost from the maintenance fund with the balance funded by special levy.
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Project management: Co-ordinated the installation date, liaised with contractors and fire services teams with system isolations.
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Monitored works: Communicated regular updates to all stakeholders throughout the duration of the project.
Project Outcomes
📌 Repairs Completed: [100%]
📌 Budget Performance: ✅ On budget
📌 Timeline Performance: On time, May 2026
📌 Additional management fees: PILOT was paid on an hourly rate for services rendered rather than a commission on the total project cost.
Key Takeaways
✔️ Successes: Air conditioning infrastructure refreshed with Marine Grade units suited to the coastal environment, ensuring long-term reliability for this A-Grade commercial office building.
⚠️ Challenges: Additional communication to all stakeholders, due to fluid trade work schedules
🏡 Community Impact: Works completed using local contractors.
📢 Future Recommendations: Schedule periodic preventative maintenance inspections of air conditioning units to maximise the asset lifespan and avoid unplanned capital expenditure. PILOT tendered a routine maintenance schedule which was approved by the committee following the completion of this project.
Our impact
This project replaced ageing air conditioning infrastructure across two common-area levels, restoring thermal comfort for all building occupants. By specifying Marine Grade equipment suited to the coastal Mornington environment, the Committee has invested in longevity and reduced the likelihood of repeat failure in the short to medium term. PILOT’s hybrid funding approach spread the financial impact across existing reserves and a modest special levy, avoiding any undue burden on lot owners. Transparent, hourly-rate management fees ensured owners paid only for the work performed – not a percentage of the contract.
