An amenity floor buyers remember: marble pools, a glass cabin and a handover file the facility team can run

Three coordination items, found on the first drawing

1. The slab. A pool of 3,000 litres adds about three tonnes of water to the structure before the shell is counted. On a podium or an amenity floor, the loaded weight goes to the structural consultant on day one.
2. The drain. A pool needs a drain and an overflow that connect to a drain in the building, at a level that works when the building's own drainage is under load. Ask the plumbing consultant for the point.
3. The DB. A cabin heater of 8-24 kW and a pool plant need feeders with ways on a DB that the electrical consultant has already loaded. Both numbers are in our equipment schedule.

Two audiences for one room

The sales gallery wants glass, marble, light and a pool that looks as if somebody has just stepped out of it. The facility team wants a plant room with a door wide enough for a compressor, a log sheet, a spares list and a technician's number. We deliver both: the layout and the renders for the first, the operations and maintenance file for the second, written in plain English and indexed to the drawings.

After handover: who maintains it

In a residential community the facility manager, the resident welfare association or an annual maintenance contractor keeps the amenity running. Our handover file lists the daily, weekly and annual checks, the consumables, the spare parts and the settings, and the first year of service visits includes a training session for the facility team. Align our two-year warranty with the defect-liability period in your contract and say so in the tender, so that the buyer's association is not left holding a gap between them.

Sample amenity suites, priced

The ranges are indicative and exclude GST; for an amenity with several units the equipment is priced per unit and the design once. The investment guide shows the full tables.

Documents we issue at each stage

Where the wellness items sit in the construction programme

The annual maintenance contract: scope to write

• Daily start-up and shut-down, with the person named.
• Weekly water log, filter and UV checks.
• Coil cleaning before summer and after the monsoon; the annual service visit.
• Spare parts held on site, and the response time for a fault.
• Who owns the consumables and the chemicals, and where they are stored.

A show flat and an amenity floor are different jobs

A developer who specifies the amenity floor as if it were a show flat gets a beautiful room and an unhappy facility manager. We write the two scopes separately and price them separately, so that the sales budget and the operating budget do not argue.

What a buyer's site visit notices

A prospect walking the amenity floor notices four things in this order: the light, the glass, the water and the smell. The light and the glass are drawing decisions. The water is clean or it is not, which is a matter of circulation, filtration and a plant that was commissioned before the first visit. And the smell, in a wellness room, is the smell of timber and clean stone rather than chemical, which is why dosing is specified, tested and logged from the first week.