Management and maintenance of office buildings and towers
When an office building underperforms, it is hard to tell whether it is the market or the management. We run the building so you can see the answer: every shekel collected from each tenant, every expense and every open service call, in a monthly report and in the owner portal.
Six things you get
Dedicated account manager
One manager is responsible for the building, knows the tenants by name and knows the systems installed in it. They are your point of contact, so you are never passed between call center agents with every request.
Budget and collection reports
A monthly report to the property owner: what was collected from each tenant, what was spent and on what, and which line items went over budget. The pro-rata reconciliation with tenants is managed and presented in detail.
Supplier management
For any non-routine job we bring at least two comparable quotes, get approval before ordering, and check the invoice against the work actually done before payment.
Preventive maintenance
An annual plan with fixed dates for air conditioning, elevators, electricity and safety systems. Whatever can be done outside business hours is done then, so tenants don't feel it.
Advisory from the planning stage
In a tower under construction we come in before occupancy: choosing systems that are easy to maintain, support through to Form 4 and the handover of the building from the contractor, so management starts on day one.
Quality control that does not depend on the site team
A senior manager of the company, not the property team, visits and scores the work from 1 to 5. Any finding below standard is opened as a service call and handled all the way through.
What the service includes
- Operating and maintaining air conditioning, electrical, water and elevator systems
- Managing tenant contracts and service charge reconciliation
- Cleaning common areas and maintaining the lobby
- Managing access control and security systems
- Managing the parking facility and the parking policy for tenants
- Coordinating renovations and fit-outs for new tenants
- Preventive maintenance according to an annual plan
- Managing waste removal and recycling
- A monthly report to the property owner: service calls, costs and exceptions
What worries office building owners, and what we do about it
A tenant who does not renew
A tenant does not leave because of one fault. They leave after things pile up: air conditioning that failed in the summer, a request nobody got back to, a lobby that looks neglected. With us every building has an account manager who knows the tenants by name, and every request is opened as a service call with an owner and a date, and stays open until it is closed. A senior manager of the company checks on site that this really happens.
Money you cannot account for
Service charges that were not collected, an expense that ran over without anyone approving it, an argument with a tenant about their share. Each tenant pays according to its share of the space and what its lease sets, and by the 10th of every month you get a report by line item: what was collected from each tenant, what was spent and on what. Extra work is done only after competing quotes and your approval, and our management fee appears as a single line.
A fault that shuts down a whole floor
Air conditioning that fails on an open-space floor sends dozens of people home, and the tenant remembers it at renewal time. That is why air conditioning, elevators, electricity and safety systems are handled under an annual plan with fixed dates, whatever can be done outside working hours is done then, and the service center is available 24 hours a day.
Space that stands empty
Every week a space stands empty is a week without rent. When a tenant leaves, we manage with the contractors the return of the space to handover condition and the fit-out for the incoming tenant, and keep the lobby, elevators, restrooms and parking in a state where a new tenant decides to move in on the first visit.
Two numbers you can ask any management company about
Across all properties we manage
In the income-producing assets we manage
Collection and occupancy are the numbers that show whether management is working, and it is worth asking for them from any company you are considering, including us.
Properties of this type that we manage
Opal Center, Netanya
10,000 sq m
View property
Amitech Complex, Givat Shmuel
20,000 sq m
View property
Office Tower, Ra'anana
15,000 sq m
View propertyThe handover to the new management company was smooth and efficient. The Achla Group team is highly motivated and shows professionalism and responsibility, with a strong service mindset.
The Phoenix Investments & FinanceAsset ManagerFrequently asked questions about office building management
What do service charges in an office building include?
Service charges usually cover cleaning of common areas, maintenance of the building systems, security and access control, landscaping, waste removal, electricity and water for the common areas, and day-to-day operational management. We itemize each component separately so the tenant knows exactly what they are paying for.
How does building management affect occupancy rates?
Prospective tenants form their impression of the building on the first visit: the lobby, elevators, restrooms and parking facility. A well-maintained building fills up faster, keeps tenants for longer and supports higher rents. That is the direct effect of quality management on NOI.
Do you also manage towers under construction?
Yes. We come in during construction: advising on systems that are easy to maintain, support through to Form 4 and the handover of the building from the contractor, so management begins on move-in day rather than months later.
Who is responsible for faults inside the tenant's space?
The boundary is set in the lease and we work by it. As a rule, the building systems and common areas are the property owner's responsibility and under our management, and whatever is inside the leased space is the tenant's responsibility. In practice, when a tenant opens a service call about something outside our responsibility, we refer them to a supplier from our list, so they don't have to find a professional themselves. This prevents disputes and keeps the relationship with the tenant.
How long does it take to take over management of an existing building?
The takeover itself is quick, and the real work is what happens before it. We survey all the systems, collect the existing supplier contracts and warranties, check which periodic inspections are valid and which have expired, and only then build the work plan. In most cases tenants don't notice the transition at all.
More services
- Building management & maintenance
- Residents' committee management
- Retail center management
- Luxury residential tower management
- Building cleaning
- Parking facility management
- Collections & financial management
- Security & access control
- Pool & gym maintenance
- Pre-construction consulting
- BOT & PFI project management
We'd love to get to know your property
A short call to understand what you need, a site visit, and a detailed itemized proposal. No sales pressure and no commitment.
- An itemized proposalCleaning, maintenance, security and management, each priced separately, so you can really compare.
- A free site visitThe survey we make during the visit is yours to keep, even if you choose another company.
- An answer within two business daysUrgent fault? Our service center is open 24/7 at +972-3-7736777.
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