Resident Handbook
April 2025
Dún Laoghaire
1. Resident Handbook
1.1 DEFINITIONS
Building The Building within which the Studio is located.
Communal Areas
Deposit
Licence Agreement
Licence Fee
All stairs, corridors, landings, gardens, balconies, grounds, social spaces, lounge, social kitchens, living rooms, entrance halls, laundry room, reception areas and other shared spaces within the Building.
The security Deposit referred to in clause 6 of the Licence Agreement.
The licence agreement entered into between you and Bartra.
The charges for your stay in Niche Living Community including non-exclusive occupation of the Studio and the additional facilities and amenities which is set out in your booking confirmation.
Niche Living Niche Living Limited which manages the Building on behalf of Bartra.
Niche Living App
Niche Living Team
The app available to you to download to your mobile device upon becoming a resident of Niche Living. The app is designed to perform specific functions (set out in section 4 below) as well as act as a communications tool with the Niche Living Team.
The employees of Niche Living available to help you with anything you need.
Services Agreement The services agreement entered into between you and Bartra.
Suite The studio room allocated to you and the en-suite bathroom serving it.
Resident Refers to a Member and or Resident of Niche Living
1.2 INTRODUCTION
Welcome to Niche Living! We’re so excited you’re joining us and wish you an enjoyable, memorable stay.
This handbook covers everything you need to know about the Niche Living experience: the Building, the Niche Living Team, and so on.
If we’ve missed anything out, you can ask any of the Niche Living Team, through the Niche Living App or in person.
This handbook should be read in conjunction with your Licence Agreement and your Services Agreement as all three work together to give you the full picture of life at Niche Living.
1.3 About Niche Living
Co-Living is an emerging trend in almost every city in the world. At Niche Living we’ve introduced a fresh and innovative concept, with the first purpose-designed individual co-living Studios in Ireland.
Taking inspiration from best-in-class co-living developments around the world, our design team has created unique multi-functional living Studios along with unparalleled facilities and common areas for you and our residents to enjoy. Niche Living developments are purpose-built from the ground up to enable the same high level of quality and service in all locations.
We offer our residents all-inclusive modern living with concierge services and added perks, making co-living both a highly desirable and attainable accommodation solution
Each Building has private high-quality accommodation Studios with fully furnished bright living spaces, smart space-optimising multi-functional furniture, and contemporary interior design.
Each Building also has multiple shared spaces and a curated programme of resident events that can be booked through the Niche Living App or at reception.
The personalised Niche Living App (see section 4 below) provides instant access to concierge services, general information, and the ability to flag maintenance requests. In addition, you can use the Niche Living App to access community groups with event notifications, bulletin boards, and a messaging tool, and are able to signal your interest in social activities both within the Building and through the wider Niche Living community.
Niche Living’s first development is located in Dún Laoghaire, second in Rathmines and a third location in Ballsbridge opening late summer 2025.
Niche Living was founded by Bartra in 2018 as the operating company for Bartra’s co-living developments and continues to be fully owned by Bartra.
1.4 WHO IS BARTRA?
Bartra is an investment management vehicle founded by successful property developer and entrepreneur Richard Barrett.
Familiar with the Irish market, Richard identified a significant infrastructural deficit in Ireland following its crisis in 2008. Richard teamed up with Mike Flannery, Bartra’s CEO, who has a long and successful track record in property and business generally.
Bartra has an enviable team of seasoned Irish property professionals who have a long track record of leading both public and private sector organisations. It delivers high-quality property solutions across all sectors of the property market including private residential, social housing, commercial real estate, nursing homes, and renewable energy.
2. The Building
2.1 BACKGROUND OF NICHE LIVING DUN LAOGHAIRE
Niche Living Dún Laoghaire is located on Eblana Avenue, Dún Laoghaire. The site was formally a Christian Brothers School. In May 2020, the former schoolhouse was demolished, and the site was cleared for the development of Ireland’s first purpose-built co-living development.
Construction started in October 2020 and in March 2023, Niche Living Dún Laoghaire opened its doors to its first residents.
2.2 THE BUILDING
The Building has seven floors, with 204 Studios in total.
On the lower ground floor, you’ll find:
Plant rooms and back-of-house rooms such as the linen room, sprinkler room, and boiler room are located on the lower ground floor and are only accessible by the Niche Living Team. The lower ground floor also includes 10 Studios with access to the lower ground patio.
The main entrance to the Building is on the ground floor. At this level there’s the reception, a meeting room (the Press Room), the resident lounge, a social kitchen, a living room and 26 Studios.
The first, second, third, and fourth floors all have a social kitchen as well as a living room. The first floor has 39 Studios, the second floor has 41 Studios, the third floor has 39 Studios and the fourth floor has 37 Studios.
On the fifth floor there’s a social kitchen, dining and living room space as well as 12 Studios. The fifth floor is the access point to the rooftop garden (The Sky Garden) which is available to all residents.
You are welcome to enjoy the use of the social kitchen, living room as well as any other shared space on each floor of the Building.
THE GYM
THE GAMES ROOM
THE LAUNDRY ROOM
THE EBLANA SUITE
A SOCIAL KITCHEN
THE BIKE SHED
THE CINEMA
THE BIN YARD
2.3 LEED
Niche Living Dún Laoghaire is built to the highest standards and industry best practices. It has LEED (Leadership in Energy and Environmental Design) Gold Certification, meaning it has a high-quality indoor environment while operating on low utility costs to preserve the environment for future generations.
The Building was designed to pursue certification by the U.S. Green Building Council, a non-profit organisation recognising the highest levels of green Building performance through its LEED for New Construction Rating System (LEED NC™), Version 4. LEED certification verifies that a Building project has adhered to rigorous consensus-based standards for sustainable design.
LEED certification is the leading international program for sustainable Building design and construction used in over 170 countries. It guides projects to save money, conserve energy, reduce water consumption and drive innovation. Through a rigorous, documented process that relies on performance and measurement, LEED rewards and validates best-in-class Building strategies and practices.
2.4 ACTIVE SCORE
Active Score Certification demonstrates how active and commuter-friendly a Building is—Niche Living Dún Laoghaire is rated as Platinum, which means its design and build is best in class.
These standards were developed in conjunction with industry professionals, travel planners, residents, and executives in cycle/micro mobility orientated businesses.
2.5 ATTRACTIONS AND SERVICES
As well as its magnificent coastal location, Dún Laoghaire has many attractions and areas of interest.
The local area section of the Niche Living App has listings of local attractions, restaurants, shops, and much more. Opening times, rates and all other relevant details are included.
2.6 TRANSPORTATION
Dun Laoghaire has a DART rail line direct to Dublin City Centre as well as Dublin Bus. The Local Tile of the Niche Living App has a full list of timetables and live information for all bus and Dart services.
If active travel is more your thing, Bleeper bikes are available near by. For more information go to Services Tile on the Niche Living App.
3. Resident Services
3.1 BIKE SPACE
A secure bike shed is located on-site. The bike shed is secured by access-controlled gates and doors as well as CCTV. A bike repair stand is provided with all the necessary tool to repair a puncture and general bike maintenance.
3.2 BILLING
For any billing, or payment queries, please ask at reception for assistance.
3.3 BREAKAGE REPAIRS AND MAINTENANCE
If something breaks down or isn’t working in your Studio, our on-site maintenance service is here to help.
You can report issues via the maintenance log in the Niche Living App and our maintenance team will schedule a visit within 24 hours. You’ll get a notification via the Niche Living App once the issue is rectified.
The Niche Living maintenance team is also on hand to repair and remedy breakdowns that occur in any of our communal areas or that may impact any aspect of your experience.
3.4 CINEMA
As a resident of Niche Living, you will have access to Niche Living’s own private cinema room which shows a weekly movie listing free of charge. You can book the cinema for private viewings via the Niche Living App by selecting the Bookings Tile - a booking fee applies.
3.5 CLEANING
Depending on the package you book, this will determine the frequency and type of housekeeping cleaning service you wish to have
Standard Package:
Your studio is fully cleaned once per month. The toilet, shower, and vanity sink are cleaned, as well as the kitchen sink, microwave, and cooking hob. Floors are hoovered and surfaces are dusted. Also included in the service is a full bed linen change, towel change, and replenishment of toilet paper and washing liquid
Your studio is inspected fortnightly, and you will receive a linen pack, which includes fresh bedsheets, pillowcases, duvet covers, as well as towels and toilet paper
Package Plus:
Your studio is fully cleaned twice per month. The toilet, shower, and vanity sink are cleaned, as well as the kitchen sink, microwave, and cooking hob. Floors are hoovered and surfaces are dusted. Also included in the service is a full bed linen change, towel change, and replenishment of toilet paper and washing liquid
To upgrade to this package, please speak to a member of our reception team.
Package Premium:
Your studio is fully cleaned weekly. The toilet, shower, and vanity sink are cleaned, as well as the kitchen sink, microwave, and cooking hob. Floors are hoovered and surfaces are dusted. Also included in the service is a full bed linen change, towel change, and replenishment of toilet paper and washing liquid.
To upgrade to this package, please speak to a member of our reception team.
Additional once off studio clean €50
If you would like an additional studio clean, which includes linen and towel change, please speak to a member of our reception team or message us via the app.
Cleaning process:
A security safe is provided in each Studio to store away valuables. Niche Living housekeeping team will not enter or clean a studio if valuables such as cash or jewellery are not securely locked away.
A member or our team will notify you at least 24 hours in advance of your scheduled clean. Please ensure your studio is prepared for your scheduled cleaning. Clothes and personal items must be stored away to allow for cleaning. Clothing or belongings must not be left on the bed. Crockery, utensils and food items must not be left in the sink or the countertop.
All public and communal areas of the Building are cleaned throughout the day. This includes all surfaces and floors in kitchens, living rooms, gym, amenity rooms and corridors.
3.6 COFFEE
Freshly ground coffee, specialty coffees, and teas are available at our coffee dock in our residents lounge at a reduced price for Niche Living residents. There’s also a vending machine with chocolate, snacks, and soft drinks available to purchase. This is located on the lower ground floor, next to the gym.
3.7
CONCIERGE
As well as the Niche Living App, there are Niche Living Team members on duty 24 hours a day, 7 days a week to help you with any queries, requests, or concerns that you may have. To get in touch via the Niche Living App, click on the Concierge Tile.
3.8
EVENTS
As a Niche Living resident, you have access to all Niche Living social events. The calendar has a host of events that take place within Niche Living, such as cooking demonstrations, well-being classes, and much more.
3.9 EVENTS ROOM – THE
EBLANA SUITE
The Eblana Suite is an onsite events room which can be booked privately for events, parties, and gatherings at a minimal fee.
3.10 GAMES ROOM
You have access to a dedicated games room, where you can relax with friends and play pool, table tennis, and video games on the Xbox and Arcade machine.
3.11
GYM
As a Niche Living resident, you have free access to the onsite state-of-the-art gym with all the equipment needed to suit your fitness plan. We ask you to undergo a full induction in health & safety before using the gym.
3.12
LAUNDRY
Niche Living residents have access to state-of-the-art onsite laundry facilities including washing machines, tumble dryers, irons and ironing boards, and handheld steamers.
The use of the washing machines and tumble dryers is subject to a fee, and this includes laundry detergent and fabric softener. Check the Niche Living App for current pricing.
You’ll need to download the Air Wallet app from the app store or google play store to use the washing machine and tumble dryers, as the equipment cannot be operated manually. Once you click on the Laundry Tile in the Niche Living App it will direct you to download or open the Air Wallet app and follow instructions.
3.13 LIVING ROOMS, RESIDENTS AND MEMBERS LOUNGE
You have access to comfortable and cosy residents lounge spaces, a stunning rooftop garden, and other quiet spaces throughout the Building. (See section 5).
3.14 SOCIAL KITCHENS
You have access to Niche Living’s social kitchens as well as the kitchenette provided in your Studio. Our social kitchens are fitted with all the equipment and utensils necessary to prepare, cook, bake, and serve any food you fancy. There’s also crockery, cutlery, and glassware so you can serve and dine in the comfort of the shared dining space. See section 8 below for more information.
3.15 MEETING ROOMS
You can book either of our two meeting rooms The Press Room and The Eblana Suite, subject to availability. The Eblana Suite can seat up to 10 people while the Press Room is smaller and can seat up to 6 people.
A presentation screen and flip charts are available. The Press Room comes with click share functionality as well as video conferencing.
3.16 SKY GARDEN
The Sky Garden is on the top floor of the Building. Here you will find a space to sit, relax and look out over the harbour and the Dublin coastline. The Sky Garden is open to all residents to enjoy from 7am to 11pm daily.
3.17 PARCEL BOXES
Parcel deliveries are delivered to the on site parcel boxes for collection by Members and Residents. You will be notified directly on your phone via the Niche Living App should you receive a parcel.
The parcel locker is free for residents to use. Please note that parcels are not accepted at the reception desk and will be returned to the sender.
3.18 PREFERRED RATES
From time to time, you will have access to preferred rates, promotions, or discounts on goods and services of Niche Living affiliates. For example, discounts for local bars, restaurants, or takeaways.
3.19 SECURITY
Your security and well-being is of paramount importance to us. For your peace of mind, there are Niche Living Team members on-site 24/7, and all doors and entry points to the Building are access controlled and CCTV monitored.
3.20 TURNKEY
As a resident of Niche Living, you don’t have to worry about the added cost of buying the necessities required to make a home. Each Studio is fully furnished with cushions, bed duvets, pillows, sheets, towels, crockery, glassware, utensils, pots, pans, and much more.
3.21 WIFI – PEN (PERSONAL ENTERTAINMENT NETWORK)
At check-in, you are provided with access to your very own private network (your PEN). This allows you to stay connected as you move around the Building. As well as the benefit of secure connectivity, the PEN allows you to connect devices to your own network and not have to worry about having to log off or being locked out.
4. The Niche Living App
4.1 HOW TO ACCESS THE NICHE LIVING APP
Once you become a Niche Living resident, you’ll be sent a link to download the Niche Living App.
It’s free to download from the Apple and Google app stores and is compatible with Android and iOS mobile and tablet devices. It is also accessible via web browsers for PC and Mac.
4.2 SERVICES TILE
Provides access to services such as
• Studio cleaning
• Laundry and dry cleaning
• Printing
• Bike repair
4.3 ANNOUNCEMENTS TILE
Provides details of news, upcoming events, and all other notifications.
4.4 ACCESS TILE
Controls your access to the Building, your Studio, and all other shared and booked spaces within the Building.
4.5 LIFTS TILE
Controls the lifts in the Building as an alternative to using the lift buttons.
4.6 BOOKINGS TILE
Shows any bookings you have made, for example the cinema or fridge storage space.
4.7 DELIVERIES TILE
Holds the details of any parcels you may have received in the parcel storage lockers. You’ll also be notified of any post that’s arrived for you, which you can collect from reception.
4.8 PROPERTY TILE
Provides you with your Studio mailing address, as well as
• Your Resident handbook
• Billing and invoicing (shows any outstanding payments due and invoices paid if applicable)
4.9 AMENITIES TILE
Lists all the Building’s shared spaces and an overview of facilities and opening/closing times. Some of the shared spaces are bookable, which you can do through this tile or enquire about a room.
4.10 CONCIERGE TILE
Allows you to contact the Niche Living Team, ask questions or report any issues such as maintenance. This section of the app also provides:
• Forms, such as reporting a defect in a shared space or completing a visitor request form
• FAQs
4.11 LOCAL
TILE
Provides detail on local points of interest such as libraries, bars, restaurants, and shops. It also provides transportation information for the area.
4.12 LAUNDRY TILE
Directs you to the Air Wallet App. Here you can check availability of washing machines and tumble dryers in the laundry room, book machines and make payments for washing and drying.
4.13
SIDE MENU TILE
Summarises all the main tiles we have just covered, as well as allowing access to the section for booking fridge or freezer storage space.
4.14 NOTIFICATIONS – NEWS, PROMOTIONS, AND EVENTS
From time to time, the Niche Living Team will issue notifications that will appear in the centre screen of your app. These notifications can be to alert residents to an up and coming event or promotion, or to alert residents to important news or information such as power outage or planned Building maintenance works.
4.15
NOTIFICATION ICON
At the top right-hand corner of the app there is a little white bell icon. When this icon turns to green, you have a message or alert in your inbox.
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5. Resident Lounge & Living Rooms
You have access to the residents lounge and the living rooms on each floor.
These spaces are open to residents 24 hours a day. Late in the evening, the Niche Living Team will shut out the lights and switch off appliances. You can still access the area should you wish.
We ask that you respect these spaces and fellow residents using them. Food must not be consumed in these rooms.
All meals or takeaway food should be consumed in your Suite or in any of the social kitchens. Beverages such as tea, coffee, or soft drinks can be consumed in the lounge and living rooms.
Alcohol may be consumed in the lounge and living rooms between 1 pm and 11 pm. However, management may choose to restrict those hours further, if required. See section 18.3 below for more information.
6. Waste and Recycling Management
You have a responsibility to manage your waste within your Studio as well as clearing away any litter or waste you generate in the social kitchens, resident lounges, living rooms, or any other shared space.
There’s a bin unit under the sink in the kitchen of your Studio. This is divided into three compartments for general waste, recyclables, and food waste. There is also a small bin in the w/c closet. Glass is to be taken to the area waste station on your floor.
We ask that you empty these bins regularly, at least every second day for good hygiene and to reduce unwanted smells or odours.
Where and how to dispose of waste:
•
• We recommend taking each bag to the communal disposal at quieter times of the day. Alternatively, you can take your refuse directly to the bin yard where each bin is segregated by colour: green for recycling, red for general and brown for food.
• Always replace the bins in your Studio with the bin liners provided in the drawer next to the kitchen bins.
For other items that fall outside general waste, such as batteries, glass, small electrical items, and cooking oil, we ask that you take them directly to the bin yard where you will find a bin to dispose of these items.
It is your responsibility to ensure that your waste and recycling are disposed of in the appropriate bin. In each kitchen, there is an area waste station that caters to more common waste and recycling. Residents failing to comply with proper waste segregation risk sanctions.
For larger items, or those not provided for in the waste storage yard-for example, old bikes, large electrical equipment, and clothing—it is your responsibility to dispose of these in an authorised waste disposal facility.
The bin within your Studio is segregated into three compartments
Waste stations are on each floor located in the communal kitchen
7. Social Kitchens
Each social kitchen is equipped with an oven, grill, hob, fridge, and utensils enabling you to prepare and cook a variety of meals and dishes, as well as crockery, cutlery, glassware, pot, pans, and utensils.
We ask and we trust that you will respect the equipment provided and treat it with care. Kitchen equipment is for use in the shared kitchen only and is not to be taken outside of the kitchen. You are not permitted to remove crockery or equipment from your Studio.
We ask when finished with the equipment, that you wash and return it to the designated storage place. For crockery and glassware, a high-speed dishwasher is provided which must be emptied after its use. Pots, pans and large utensils must be washed by hand in the sink. Hobs and grills are to be washed clean after use and left in a condition that they can be ready for use by other residents.
You must not leave food in the cupboards or in the fridge. If you require additional fridge/freezer storage you can book space via the Niche Living App. Choose storage suitable for your items as per the diagram below. The maximum length of use is 24 hours after which food items left in the fridge or freezer will be disposed of by the cleaning team unless the storage is rebooked.
The social kitchens are provided for the use and enjoyment of all residents. Some basic rules apply:
• Only use the kitchen cooking and preparation area if there is an available space to do so. Do not try to use a preparation area when it’s being used by someone else.
• Be courteous and try to keep to your designated preparation area. Whilst adequate equipment and utensils are supplied, some equipment will need to be shared. Be conscious of this and ensure to share the equipment as soon as you are finished with it.
• Always clean as you go, and do not let a mess build-up. Sweep the floor after you have used the kitchen.
• Whilst we all have different tastes, be conscious of the items that you are cooking or preparing that they do not impact the overall kitchen environment. For example, foods that are very strong smelling, meats or fish that require skinning, boning, beheading.
• Be careful when cooking or preparing foods that are of high risk or have the potential to cause illness if not cooked properly.
• Always wash in hot sudsy water and use sanitizer provided to wash down surfaces where raw meats have been prepared.
• Do not leave the kitchen whilst your items are cooking, this includes items roasting in the oven or slow cooking on a hob.
• Always be careful not to burn items that have the potential to set off the fire alarm and ensure the extraction is on whilst cooking.
• Always clean up after you have used the cooking, preparation, and dining area, which includes the fridge, oven, equipment, and all surfaces.
• Do not leave items in the fridge unless permitted to do so by the Niche Living Team. All items left in the fridge will be disposed of on the day.
• Always dispose of waste in the appropriate waste and recycle bins provided in the kitchen.
Fridge and freezer compartments bookable via the app
8. The Gym
Once you become a Niche Living resident, you will be required to undergo an induction to the gym and be asked to sign a form confirming this. The induction will show you all the equipment in the gym, what it is used for, how to use it correctly, and the potential hazards or dangers associated with its use. You will be asked to sign a gym disclaimer prior to admittance.
You are required to wipe the equipment at the end of each use, discard any waste or packaging accordingly and report any damage or faults of gym equipment.
We ask that you show considerate and courteous behaviour towards other residents by wearing gym-appropriate clothing and showing support and respect to first-time gym-goers.
9. The Bike Shed
Bike spaces must be requested. Niche Living will allocate a space most suitable to your bike type.
• A number with a corresponding space will be provided to you for your own personal use.
• Tools and equipment are available to mend punctures and for general bike maintenance.
• You are not permitted to park or lock your bike in a space other that the space allocated to you.
• Bikes parked in or locked in non-permitted spaces will be removed and impounded by the Niche Living Team and will be subject to a release fee.
• Bikes not reclaimed within six months will be disposed of by Niche Living.
Whilst the shed has a secure gate and is protected by CCTV, it is your responsibility to ensure that your bike is locked securely. Niche Living will not be held responsible for bikes that go missing from the bike shed. We encourage all residents to take out bike insurance. Niche Living can recommend preferred bike insurers.
You are not permitted to store bikes inside the Building or bring bikes to your Studio. You may share a space for bike storage with another resident if required.
The storage of e-scooters and other similar types of e-transportation is not provided for. No e-vehicle of any type is permitted on the property unless agreed and permitted by Niche Living.
A bike shed provides reasonable protection from weather elements and associated damage, however storing your bike is done solely at your own risk.
10. Reserving Shared Spaces
Shared spaces such as the cinema and Eblana Suite must be booked via the Niche Living App or directly with the Niche Living Team. Some of these spaces are subject to hire charges payable at the booking stage on the Niche Living App. You can book these via Amenities Tile in the Niche Living App.
11. Meeting Spaces
The Eblana Suite and Press Room located on the lower ground floor are available throughout the day for you to use when not reserved or booked for an event or function. You can use the furniture and seating provided as a space to relax, study, or work.
You can see when each space is free via the events calendar on the Niche Living App as well as the notice board on the door. If you wish to book the space for a private event or get together can do this by enquiring about the space on the app or directly at reception. Private bookings are subject to a room hire charge.
12. The
Games Room
The games room is provided for the enjoyment of all residents. A pool table, table tennis, arcade machine, Xbox as well as board games are available. You are welcome to use the games room throughout the day and evening, and it closes at midnight each day.
For everyone’s enjoyment, we ask that you respect the space and are conscious of fellow residents.
The games room rules are displayed on the wall, which include:
• Do not hog the tables or game consoles for too long - be conscious others may want to play.
• Please be careful with pool cues, do not cause injury to others.
• Always chalk your cue so as not to damage the cloth.
• Games or equipment are not to be removed from the games room.
• No food is allowed, only light snacks and beverages.
• Place equipment back where it belongs when finished using it.
• Report to Niche Living Team immediately if any equipment is faulty.
13. Parcels and Post
A parcel delivery box is provided for the safe storage of all parcels delivered and parcels for collection. These boxes are located left of the entrance of the Building and can be accessed at any time of the day or night.
When a parcel is delivered, the courier company places the parcel in the parcel delivery box. The delivery driver selects the residents’s name on the control panel of the parcel box and a notification is sent to the recipient via the Niche Living App.
• You must download the Niche Living app. Please speak with reception for more details on how to register. Use of the parcel locker is free of charge.
• You must remove the delivered parcel within 24 hours of delivery.
• You are not permitted to deliver parcels directly to reception or your Studio. Niche Living will not accept or sign for parcels delivered to the Building, by passing the parcel box. Niche Living will accept mail delivered by An Post (Irish postal service) and or hand delivered mail up to an A4 size envelope. We will notify you via the Niche Living App if post arrives for you and keep it at reception for collection. Parcels or mail exceeding this size delivered by An Post will be placed in the parcel box for you to collect.
14. Security
14.1
ACCESS CONTROL
Security is of paramount importance. Whilst the Building has a Niche Living Team presence 24 hours a day, we ask that you play your part in ensuring the safety and well-being of others in a number of ways:
• Always ensure you close external doors after you, in particular, the bin yard and bike shed doors. The main entrance to the Building is the revolving door, this is operated by a resident-only access control after 6 pm in the evening. The side accessible doors must always be closed.
• Always report strangers or people in the building or surroundings acting suspiciously, such as the bike shed, parcel boxes, or bin yard.
• Do not allow entry to the building to strangers or people who are non-residents — report to reception if you are unsure.
14.2 SHARED SPACES
• Do not leave valuable items unattended in shared spaces, such as laptops or phones.
• Always report to reception any persons in shared spaces that are not residents and are not obviously visitors of residents.
• Loss or damage to any belongings left in the shared spaces is your sole responsibility.
14.3 STUDIO
• Always ensure your door is locked when leaving your Studio.
• Use the security safe provided to lock away valuables. Niche Living will not be held liable for valuable items missing from a Studio.
14.4 CCTV
The use of CCTV forms a part of our building security processes. There are CCTV cameras in operation at various locations throughout the building. Recorded footage is held by Niche Living for 30 days securely on a cloud-based server with access limited to authorised users. In some instances, this footage may be given to 3rd parties such as the Gardai, our insurance provider, or statutory bodies, when requested. The processing of personal data via CCTV is necessary for achieving the legitimate interest of Niche Living including safeguarding its property and protecting its employees and other persons on its premises. Data subjects have the right to request access to or erasure of your personal data that forms part of CCTV footage.
15. Food Deliveries
Niche Living welcomes food deliveries and has formed partnerships with many local restaurants and takeaways.
Like parcel delivery, and due to the volume of food deliveries, there is a system and rules in place:
• Whilst most food deliveries are ordered online and payment is received in advance, some delivery companies accept cash. We encourage that all payments are made in advance, so delivery personnel are not delayed or waiting on payment.
• Always get an estimated time of delivery and be ready to collect your delivery. You are welcome to wait in the reception for your food.
• The Niche Living Team will not accept or store food deliveries for any resident. We provide a delivery drop-off table directly opposite the reception desk, and all delivery persons will be directed to the table. It is the responsibility of each resident to collect food deliveries from this table. The Niche Living Team does not deliver food to Studios or accept any responsibility for food that goes cold or is left uncollected for some time. In circumstances where a resident is unwell and cannot leave their Studio, we are happy to deliver the food delivery to your Studio.
• Delivery personnel are not permitted beyond reception. You should not request a delivery to your Studio or any other area of the Building. Deliveries are to be left at the designated table and no other location.
• Takeaways or food deliveries are only to be consumed in your Studio or social kitchen/dining room. Residents are not permitted to consume food other than cold snacks in communal areas, which includes the residents lounge, living rooms, cinema, and games room.
16. Fire
Niche Living treats fire and the safety and well-being of all residents very seriously. As part of our fire preventative plan, our fire system, extinguishers, and emergency lighting undergo regular inspections, service, and maintenance checks.
As well as checking the equipment, Niche Living Team members conduct fire walks of the Building on a daily basis and periodic fire drills. Our fire alarm is tested weekly and the alarm bells sound for approx. 30 seconds at 12 pm every Tuesday as part of our fire procedure.
16.1 ESCAPE ROUTES
It is important that you make yourself familiar with the fire evacuation route, all exists and means of escape. Whilst this is covered in your induction it's no harm to refresh your memory occasionally. Just over the light switch as you enter your Studio, a fire plan is provided for your reference. The fire plan identifies your location and the exit points from the Building.
16.2 IN THE EVENT OF A FIRE
Upon hearing the fire alarm, you must leave your Studio and make your way to the nearest exit from the Building. Do not delay and do not try to bring belongings.
Make your way to the fire assembly point which is located at the church carpark. This carpark is immediately to your left when you exit the main entrance of our building. A member of the Niche Living Team will act as Fire Warden until the fire brigade’s arrival. You must follow the instructions of the fire warden and or the fire brigade. You are not permitted to reenter the Building until it is deemed safe to do so.
16.3
IN THE EVENT OF A FALSE ALARM
In the event of a false alarm, the sounder will be stopped as soon as possible by the Niche Living Team and the cause of the false alarm identified. A notification will be made via the in room telephone, confirming a false alarm confirming a false alarm. Never presume it is a false alarm, always leave the Building.
16.4 FIRE PREVENTION
As a resident of Niche Living, you too have a responsibility to ensure that; (a) you do not create any potential fire risks, and (b) if you identify any potential fire risks that you bring them to attention of the Niche Living Team immediately.
Some items to note
1. The use of electric heaters in your Studio is prohibited
2. Smoking in your Studio is prohibited
3. You must not leave batteries, laptops and such devices charging unattended
4. Tealights, candles or any form of exposed flame are not permitted in your Studio
5. Do not put anything other than single bread slices in the toaster
6. Always ensure when cooking in the communal kitchen or in your studio that the extractor fan is turned on during cooking
17. General Rules
17.1 INTRODUCTION
As a resident of Niche Living, you become part of a community and agree to be bound by its rules, policies, and procedures that are in place for the benefit and enjoyment of all.
Whilst certain rules may be enforced by Niche Living management, we mostly rely on you and your fellow residents to adhere and abide by those rules that are in the interests and common good of all without having to rely on enforcement. However, breaches of a serious nature may result in your Licence Agreement being suspended or revoked.
17.2 ACCESS CONTROL
It is the responsibility of each resident to play their part in ensuring the safety and security of the Building and its residents. As a resident it is your responsibility to ensure the door to your Studio is closed and locked securely when leaving your Studio.
You must ensure that all access doors and gates are closed, particularly at night. Access gates to the bin yard and bike shed must be closed securely.
17.3 ALCOHOL AND ILLICIT SUBSTANCES
Alcohol is permitted, provided that all rules are followed. For those who wish to consume alcohol, we promote the responsible consumption of alcohol.
You are permitted to consume alcohol within your Studio. Alcohol can be consumed in the lounge, living rooms, social kitchens, Sky garden, and at functions and or specified Niche Living events between 1 pm and 11 pm, seven days a week.
However, the consumption of alcohol in these areas is at the discretion of Niche Living management and they reserve the right to refuse consumption in these areas at any time. It is also the right of Niche Living Management to confiscate alcohol from residents if they feel the risk posed could impact the safety and welfare of members of the Niche Living Team or residents of Niche Living. Alcohol consumption is strictly forbidden in the gym and laundry room.
Niche Living does not permit or condone the use of drugs or illicit substances including within your Studio. If you are found to be in breach of this rule, you are subject to sanction and potential revocation of your Licence Agreement.
17.4 BIKES, ELECTRIC BIKES, E-SCOOTERS, CAR PARKING
Bikes are to be stored in the space allocated to you in the bike shed. You are not permitted to take bikes to your Studio.
Electric bikes are to be stored in the bike shed and are not permitted in your Studio. All electric bikes must have CE certification including the battery components. The absence of CE certification for an electric bike or battery associated with it will result in the refusal of storage.
E-scooters or any other e-vehicle, with exception to a CE rated electric bike, are not permitted to be stored anywhere in the Building, including the bike shed.
Motorcycles and mopeds maybe stored in the bike shed subject to space availability and permission by Niche Living Management.
Car, motorcycle or moped parking is not provided for Niche Living residents. There are a limited number of parking spaces provided which are for set down or temporary parking purposes. These are not to be used as parking by residents, or visitors of residents. Vehicles not permitted to be parked in these spaces will be clamped and are subject to a clamp release charge.
17.5 ANTI-SOCIAL BEHAVIOUR
Bullying, threatening, or abusive behaviour towards fellow residents of the Niche Living Community or the Niche Living Team will not be tolerated. Such actions will be subject to investigation, sanction, and in some cases revocation of your Licence Agreement.
You must not use violence or threaten to use violence, verbally assault, or harass or threaten to harass (including harassment on grounds of age, gender, sexual orientation, religion, belief, race, culture, disability, or lifestyle) any person.
Should your behaviour impact the safety and well-being of a resident or residents, or the Niche Living Team, or pose a risk to the Building, Niche Living may contact the Gardai (Irish police force) should they feel it is necessary.
17.6 CHIP PAN & DEEP FAT FRYERS
The boiling pot provided to you in your Studio is not to be used as a method of boiling or heating oil for deep-fat frying. You are not permitted to use a deep fat fryer or any similar equipment in your Studio or the social kitchens.
17.7 CLEANING
You have a responsibility to clean and tidy after yourself and not to leave areas dirty or messy. All public areas of the Building should be left always clean and tidy.
Whilst each Long Stay Studio is cleaned on a fortnightly basis, it is your responsibility to ensure your Studio is kept clean and tidy between scheduled cleans. This includes cleaning up any spills or stains, cleaning the microwave and cooker top, not letting dirty dishes build-up, and ensuring waste is removed from the Studio regularly.
If you wish to have your Studio cleaned on a more frequent basis, an ad hoc housekeeping service is available for an additional charge and bookable via the Niche Living App.
If, during a scheduled clean, you have left glassware or cooking equipment out containing liquids or substantial quantity of food, our cleaning team will not clean these items to help prevent unintentional removal.
17.8 DRY CLEANING & LAUNDRY ALTERATIONS
Dry cleaning and laundry alterations are provided for our residents by Laundrie www.laundr.ie
To use this service, you must place your laundry or dry cleaning in the laundry bag provided in your Studio. Clearly mark the slip provided with your name and room number and leave for collection at reception.
Laundrie collects daily and returns within 24 hours. Laundrie is the sole provider of these services and as such, they are accountable for any lost or damaged laundry items during the process.
Laundered items returned will be held at reception for your collection.
17.9 EMERGENCY EVACUATIONS
You must leave the Building immediately in the event of a fire or any emergency where you are instructed by the Niche Living Team and or emergency services to evacuate.
17.10 FOOD CONSUMPTION
Outside of your Studio, you are permitted to prepare and consume meals in the shared kitchens and dining room.
You are not permitted to consume prepared meals or take away meals in any public rooms or areas other than the shared kitchen and designated dining area. Snacks such as sweets or chocolate can be consumed in shared spaces and packaging should be disposed of in the appropriate bin.
17.11 GYM
You are not permitted to use the gym facilities unless you have completed an induction session and have signed the gym disclaimer form. Always wipe gym equipment that you have used and dispose of any waste accordingly.
17.12 VISITOR
Day visitors are welcome; however, they are not permitted to use the gym facilities.
You are responsible for the behaviour of any visitor you invite to Niche Living Dún Laoghaire, and you must ensure that visitors comply with the terms of this handbook, your Licence Agreement and your Services Agreement.
Niche Living reserves the right to request any visitors to leave the building.
17.13 HEALTH AND SAFETY
It is the responsibility of each resident to be conscious of their own safety and well-being and the safety and welfare of others. Residents must not behave in a manner that poses a risk to their own health or safety or the health and safety of others.
• You must not bring any cooking equipment into your Studio or the Building that will be used in such a way as to cause a hazard.
• You must not overload electrical sockets or use unsafe electrical equipment.
• You agree to respond to all fire alarms and comply with all fire regulations and evacuation procedures – see section 16 above.
• You must not obstruct the shared spaces or any parts of the Building including fire escape routes. For the avoidance of doubt, no items may be left outside of your Studio save in designated storage lockers and bicycles are not permitted within the Building.
• You must not tamper with any fire equipment or fire doors that are designed to reduce the spread of fire and to help prevent injury or death.
• You must not store or keep dangerous, combustible, or unlawful substances or materials whatsoever in your Studio or in any part of the Building. And you must immediately report the presence of such substances or materials.
• You must not bring electrical heaters or coolers into your Studio.
• You must not leave laptops, phones or any other battery devices on charge in your Studio unattended.
• You must not light candles or tealights in your Studio.
• You must not charge or use any electrical equipment which does not possess CE certification anywhere in the Building.
• Do not disconnect cables from TVs or Niche Living equipment.
• Footwear must be worn in public spaces at all times. Wearing socks and or bare foot is not permitted.
Whilst there is no dress code at Niche Living, we ask that residents be aware of their surroundings and dress appropriately for those surroundings. Nightwear such as pyjama’s, and or bathrobes are not to be worn in public spaces. Appropriate and safe footwear must be worn.
17.14 LAUNDRY
Residents must collect laundry from the machine as soon as the wash cycle is finished.
Laundry that is left in the machine for more than one hour or is infringing on a booked cycle will be removed from the machine by the Niche Living Team, placed in a bag, marked with the time of cycle finish and time of removal, and stored at the reception.
Residents are only to wash and dry clothes, bed linen and towels in the washing and drying machines. Shoes, bags, or anything other than clothing are not to be placed in the machines. Residents who breach this rule may be subject to the cost of repairs to the machine if damage is caused.
The washing machines are pre dosed with detergent and softener as part of the wash cycle. Please do not add any further detergents, softeners, or additives as this has the potential to damage your clothing and the machine.
Residents use washing machines at their own risk. Niche Living accepts no liability for loss or damage to clothing items during a wash or drying cycle nor for any personal injury arising from inappropriate use of washing machines. It is the responsibility of the user to use the machine appropriately and to wash clothing in accordance with garment washing instructions.
Irons and steamers should only be used in accordance with manufacturer’s instructions. When using irons and steamers, take due care as both appliances can cause serious burns or injury when not used appropriately. When finished using these appliances, always ensure they are plugged out, allow to cool, and then return to the storage shelf. Niche Living accepts no liability for any loss or damage to property or personal injury arising from the incorrect use of irons and steamers.
17.15 PARTIES AND ANTI-SOCIAL BEHAVIOUR
You must respect the rights of other residents to a peaceful living environment and an enjoyable stay.
You must keep noise at a level that does not interfere with the sleep or comfort of the Niche Living Community or the Niche Living Team. Do not play musical instruments or radios, televisions, or other sound-producing apparatus in a way that causes a disturbance or nuisance to other residents of the Building and in particular between the hours of 10pm. and 8 am or such times as Niche Living specifies.
The resident lounges and living rooms are generally quiet spaces and noise should be kept at a minimum so as not to impact other residents. The cinema and function spaces can be reserved for those wishing to practice an instrument or play music.
Parties are only permitted in a bookable function room space and are subject to the rules and conditions applied upon the booking. You are not permitted to hold parties in your Studio. A gathering greater than two people in a Studio may be prevented if causing a disturbance to other residents. Any unauthorised arranged parties are not permitted.
17.16 PETS
If you have a disability or a certified condition and you will be permitted to keep a registered Service Dog with you in your Studio subject to the availability of a suitable Studio and prior registration with Niche Living.
You will be responsible for the care of the Service Dog and must ensure that the Service Dog is always controlled and does not cause a nuisance to other residents.
For an animal to be recognised as a Service Dog, it must be fully trained and registered with one of the following or an international equivalent:
(a) Irish Guide Dogs for The Blind
(b) Dogs for The Disabled (Cork)
(c) Canine Partners (UK)
(d) Dog A.I.D. (UK)
(e) Guide Dogs UK
(f) Hearing Dogs for Deaf People (UK)
(g) Medical Detection Dogs (UK)
(h) Support Dogs (UK)
(i) International Guide Dog Federation
(j) Autism Assistance Dogs Ireland
For the avoidance of doubt, Niche Living will have the final decision as to whether an animal is a Service Dog or not.
17.17 SMOKING & VAPING
Niche Living promotes a healthy lifestyle and a smoke-free environment. The Building is a smoke and vape free area, including all Suites and all Communal Areas. We ask you, our employees, and all visitors entering the Building to respect that.
Residents found in breach of this rule will be notified in a form of a letter referencing this section of the handbook and are subject to €250 fine. Further failure to comply thereafter, may result in further disciplinary action.
17.18 WEAPONS & ILLEGAL ACTIVITIES
You must not bring any weapons, illegal items, or items which Niche Living considers offensive or dangerous into your Studio or any part of the Building. This includes replica, ceremonial or toy weapons, knives, martial arts weapons, or air weapons.
Your Studio must not be used for any criminal enterprise or illegal purpose including (but not limited to) selling, supplying, or using illegal substances, storing or handling stolen goods or prostitution.
17.19 REPAIRS, MAINTENANCE AND ALTERATIONS
You must not make any alterations to your Studio (including fitting any aerial or satellite dish) or make any alterations whatsoever in the internal arrangements or external appearance of the Studio.
You must not remove, alter, or damage any furniture, equipment, windows, locks, or curtains in the Studio.
You must not drill any holes or affix any nails, tacks, screws, or drawing-pins in the windows, doors, woodwork walls, floors, or ceiling of the Studio.
You must not hang or stick any flags, banners, clothes, or other items from the windows or the outside of the Studio.
You must not place any hot kitchen equipment on any unprotected surfaces such as desktops, chair seats, floor surfaces, or soft cushions and soft furnishings surfaces.
You must report all maintenance and repair issues to Niche Living through the Niche Living App as soon as you become aware of them – see section 3.3 above.
17.20 FAIR USAGE POLICY
One of the key benefits of Niche Living is an all-inclusive monthly fee.
Fair usage of energy as a community and as individuals is all our responsibility. We ask that all residents contribute to ensuring lights are switched off in your studio when you leave, heating is set appropriately in your Suite, and you do not engage in activities that consume large amounts of energy. Cryptocurrency mining is forbidden.
17.21 YOUR STAY WITH US
Your length of stay with us is defined at the reservation stage and remains as such unless otherwise stated. You need to vacate the Building by 12 pm on your departure date.
If you wish to extend your stay for a number of days, this is possible subject to availability and will be charged at the nightly rate applicable at the time.
If you need to extend your stay by a number of months, a new licence agreement will be issued subject to availability, and the existing Deposit (where applicable) will be carried over. Niche Living will extend your stay whenever it is possible, however we cannot guarantee that the new Licence Fee will be the same as current.
If you need to cancel your stay or shorten the length of your stay, please refer to the cancellation section within your Licence Agreement.
17.22 YOUR DEPARTURE
Please ensure all personal items, and items not originally provided by Niche Living are removed from your Studio.
If you own and store a bike in the bike shed, you must ensure this is taken with you upon departure.
A Studio inspection and full inventory count will be undertaken on 3 days before your departure and prior to any Deposit refunds being made, you will be notified by this on the Niche Living App. The inspection and inventory check must be completed in your presence, for which we ask you to let us know within 3 days of your departure a time that suits you. Please note that the inspection will not be undertaken unless all bags, luggage, clothes, and other personal items are fully removed from the Studio. Items left in the Studio will be disposed of and you will subject to any costs relating to their disposal.
17.23 PAYMENTS
Payments for residents paying monthly are due on or before the 1st of the month.
Departure time is 12pm on the day of your departure. You must vacate the Studio at this time; however, you are welcome to use the facilities of the Building if you are not departing until later in the day.
17.24 RESIDENTS WHATSAPP GROUPS
All communications from Niche Living to residents will be solely via the Niche Living App (refer to Section 4 of the Handbook).
Niche Living appreciates that from time to time residents may establish their own communications forums amongst themselves such as via WhatsApp or other similar applications.
Niche Living is not responsible for any such communications forums that may be established by residents nor for the content of same nor will Niche Living be a participant in any such communications forums.
Niche Living does however expect that residents when using such forums will refrain from the use of inappropriate language or causing insult or engaging in threatening, intimidating, hateful and racially or ethnically offensive behaviour
17.25 THE STUDIO BED
A Murphy bed is provided in each resident studio. When letting down the bed please ensure that cushions, and or any loose items are removed from the sofa. Let the bed down gently holding the front of the bed.
When putting back up the bed, lift the bed safely by bending your knees and lifting gently. Always ensure that the duvet and bedding are strapped tightly. Always remove the pillows for storage and never close up the bed with the pillows on the bed. Never stand on the bedframe or bed to retrieve items from high level presses. Use the step stool provided or ask for assistance.
If belongings fall down the back of the bed, between the headboard and the wall, or under the sofa mechanism, always ask a member of the Niche Living Team with assistance to remove. DO NOT PUT YOUR HANDS IN THE MECHANISM OR DOWN THE BACK OF THE HEADBOARD.
18. Complaints Policy
18.1
INTRODUCTION
Niche Living welcomes complaints and promotes an environment where residents feel comfortable saying when something is not right, and it impacts them and their experience of Niche Living.
When we, as a team, have not met your expectations, complaints are something we can learn from and serve to help us improve the Niche Living experience.
We know that complaints will not always be about the Niche Living Team, or the services or experiences provided by Niche Living but about fellow residents. Niche Living has put in place complaint protocols and procedures for managing such situations in a fair and impartial way.
18.2 MAKING A COMPLAINT
Complaints can be made in several ways
• via the Niche Living App by clicking on the Concierge Tile – ask us anything
• in person with any of our Niche Living Team
• by email to the reception at Niche Living Receptiondl@nicheliving.com
18.3 COMPLAINTS CONCERNING NICHE LIVING SERVICES, EXPERIENCES, MAINTENANCE, AND OTHER
Our Niche Living Team are trained and empowered to handle most complaints or grievances that you may have in a prompt and effective manner. Some complaints may be more complex in their nature and may need to be escalated to the General Manager and / or Niche Living Senior Management.
18.4 COMPLAINT HANDLING
• All complaints received are treated seriously and are acknowledged on the day of receipt. In most cases, complaints are resolved on the same day and if not are followed up as soon as possible, always within five working days.
• More serious or urgent complaints will take priority and are dependent on the circumstances.
• All complaints are logged within the complaint log. All complaints received, either verbally or in writing, are acknowledged in writing by the Niche Living Team and or General Manager on the day of receipt, wherever practicable.
•
18.5 COMPLAINTS ABOUT FELLOW RESIDENTS
Such complaints are to be made to the Niche Living Team and or the General Manager. We require that all complaints made about fellow residents are made in writing, even if the initial complaint was made verbally.
Complaints will be treated seriously and in confidence. However, as the complaint is made about a fellow resident, we will be required to investigate in a fully impartial and independent manner. This involves making the fellow resident aware that a complaint has been made about them and offering them the right of reply and fair process.
As part of our investigation, we may have to interview or question other residents or residents who may have witnessed the alleged incident or reason for complaint.
If the complaint made about a fellow resident is criminal, we will be obliged to contact the Gardaí (the Irish police force).
18.6 COMPLAINT HANDLING AND INVESTIGATION
Following on from the initial written complaint, the resident making the complaint, may be asked to meet with the Niche Living Team to discuss the situation in more detail.
An investigator appointed by the General Manager will be assigned to investigate the details of the specific complaint. The investigator will take a statement and may pose questions to the resident making the complaint to get the full details of the complaint being made. The resident making the complaint will be asked to sign the statement given. All details taken will be recorded in a complaint incident log.
The resident about whom the complaint was made (the responding resident) will have the right to reply and or defend themselves against the complaint made. The investigator will also take a statement from the responding resident, and this too will be added to the incident log.
When the investigator has concluded their investigation, a report containing the findings of the investigation will be issued to the General Manager for adjudication.
18.7 DETERMINATION
The General Manager may uphold or reject the complaint made.
When complaints are upheld, a letter setting out the reasons for upholding the complaint is issued to both the complainant resident and the responding resident. This may include conditions or recommendations which must be adhered to. For example, resident A must not play loud music after 11 pm.
The responding resident may be sanctioned and in more serious cases he or she may be subject to revocation of their Licence Agreement if the subject of the complaint is in breach of the terms of the Licence Agreement.
If the General Manager rejects the complaint made, they may also make recommendations and or place conditions on both residents.
18.8 APPEALS
If a resident is not happy with the decision made, they have the right to appeal the decision to the Managing Director of Niche Living. The appeal must be made in writing, by letter, or by email within two weeks of the initial determination. All parties will be made aware of the appeal.
The appeal must be made in writing and sent to info@nicheliving.com for the attention of the Managing Director of Niche Living.
The Managing Director will review the decision made and may wish to seek further information from all parties as part of the process.
The decision made will be communicated in writing to both parties and this decision will be final.
STUDIO
Each of the items are provided in your Studio upon arrival. A full inventory check will be completed prior to your departure. Any items on the inventory list that are missing, or items damaged above what is considered reasonable wear and tear, will be discounted from your Deposit.