[200William-EC] FW: BUILDERS REPORT - DP 1040255 - DOL 09/08/2013 - 196-214 William Street [Ref:SU1086805]

Wed Sep 4 08:36:32 EST 2013

When the first incident penetrated the gymnasium there was no hob
in-front of the pre heaters. A hob was then installed. Then during the
subsequent incidents the initial hob stopped the water from penetrating
the gymnasium but found an area behind the heaters to penetrate your
apartment. This has since been addressed by a 360deg hob and membrane
around he heaters and proved functional under duress yesterday.

The preheaters are now sitting in a hob which will contain and drain any
water that may leak from them. However if they explode then the entire
plant room will need to be covered in membrane.

The Committee may want to consider this and raise the question to where
they would like to draw the line. - An example water is fed to every
aprtment through a riser. If that leaks then the immediate apartments
will be affected as the risers do not have protective membrane. Does the
Committee apply a protective membrane to each riser?

My aim is provide you with cost efficent solutions with information
received from contractors and incidents learnt from other buildings we
manage, and there are few... However this will have to be voted by the
Committee.

________________________________________________________ 
George Ziri | Operations

Building Facilities Management Solutions Pty Ltd

Direct: 0400 300 242 | Facsimile: 9547 3132 | PO BOX A2319 SYDNEY SOUTH
NSW 1235

visit us www.bfms.com.au <http://www.bfms.com.au> 

From: CSCL [mailto:cscl at optusnet.com.au] 
Sent: Wednesday, 4 September 2013 8:01 AM
To: George Ziri
Cc: ec at 200william.com
Subject: RE: [200William-EC] FW: BUILDERS REPORT - DP 1040255 - DOL
09/08/2013 - 196-214 William Street [Ref:SU1086805]

George,

It seems to me that we may be putting a band aid on the whole hot water
tank "sore"/problem.

What is the point of putting a membrane only in front of the heaters and
the small raised area behind them, rather than completely on the floor
and cracked wall around the back of the heaters (360 degrees)??

When the first water emergency occurred several months ago and water was
pouring into the gymnasium and my apartment......... and AGAIN when it
occurred 2 weeks ago............I went up to the plant room (I was the
only one aware of the problem and thankfully had access to the plant
room!), the area behind the heaters was completely saturated with run
off from the heaters.  You saw the water yourself!  If one of these
heaters explodes again (as occurred the first time), the floor behind
the heaters will once again become saturated.

There is no problem in gaining access behind the heaters.  There are a
few pipes but not enough of a problem for a contractor to apply a
sealant.  A very easy solution to avoid perhaps another insurance claim.

I just want it stated for the record that I believe we are doing a half
fix of the problem.  The whole floor area around the back of the heaters
and the cracked wall, adjacent to the right-hand side heater, should
have a complete membrane applied.

Regards,

Craig Laforest

Apartment 601  

From: George Ziri [mailto:Georgeziri at bfms.com.au] 
Sent: Wednesday, 4 September 2013 7:37 AM
To: CSCL
Cc: ec at 200william.com
Subject: RE: [200William-EC] FW: BUILDERS REPORT - DP 1040255 - DOL
09/08/2013 - 196-214 William Street [Ref:SU1086805]

Good morning Craig,

Yes you are correct about our discussion. Though when the contractor
arrived he found it was impossible to access the area behind the heaters
not because of the heaters but the plumbing infrastructure. Therefore
moving a heater out of the way would not have made a difference. The
entire infrastructure would need to be modified or temporarily
redirected to allow the contractor to access that area. 

He provided another means to contain water from leaking which evdiently
functioned under duress yesterday. I will take a few photos today and
present to the Committee.

I will check the penetration behind the heaters to confirm if it has
been sealed and will deal with accordingly.

Maxine, would you be kind to inform the insurer that a 360deg membrane
hob has been installed around the pre heaters to prevent waste
penetrating the lower levels.

________________________________________________________ 
George Ziri | Operations

Building Facilities Management Solutions Pty Ltd

Direct: 0400 300 242 | Facsimile: 9547 3132 | PO BOX A2319 SYDNEY SOUTH
NSW 1235

visit us www.bfms.com.au <http://www.bfms.com.au> 

From: CSCL [mailto:cscl at optusnet.com.au] 
Sent: Wednesday, 4 September 2013 7:16 AM
To: George Ziri
Cc: ec at 200william.com
Subject: RE: [200William-EC] FW: BUILDERS REPORT - DP 1040255 - DOL
09/08/2013 - 196-214 William Street [Ref:SU1086805]

Hello George,

I have had no further problem from water pouring into my apartment.

I noted today, when I went up to the plant room, while the guys from hot
water company were there, that the membrane has only been painted onto
the surface in front of the heaters.

When you and I spoke we agreed that the membrane cover would also be
applied at the back of the heaters  (and around the drain that is
located there) and the side wall because there was some uncertainty as
to whether or not the water was actually leaking from that area into my
apartment also. Would you please explain why this wasn't also done.  It
seems to me ridiculous that while two heaters were taken out (and
drained) that area we discussed was not also sealed.

I look forward to your response.

Regards,

Craig Laforest

Apartment 601

From: ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] On
Behalf Of George Ziri
Sent: Tuesday, 3 September 2013 5:24 PM
To: ec at 200william.com
Subject: [200William-EC] FW: BUILDERS REPORT - DP 1040255 - DOL
09/08/2013 - 196-214 William Street [Ref:SU1086805]
Importance: High

Good Afternoon All,

This morning pre heater no 2 was replaced under warranty. This was
in-addition to last weeks replacement of heater No 1.

You may be aware that when heater no 1 leaked water penetrated apartment
601. Then a week or so later when heater no 1 was being emptied before
being replaced water also penetrated 601. 

Late last week I arranged for an additional hob to be installed and
membraned around the heaters.

Today during the emptying of water in heater no 2, water pooled but was
contained within the membraned hob. I made an attempt to contact Craig
(601) by telephone and door knocking but was unsuccessful. 

Craig would you mind confirming if your apartment was affected by the
water in the plant room?.

________________________________________________________ 
George Ziri | Operations

Building Facilities Management Solutions Pty Ltd

Direct: 0400 300 242 | Facsimile: 9547 3132 | PO BOX A2319 SYDNEY SOUTH
NSW 1235

visit us www.bfms.com.au <http://www.bfms.com.au> 

From: Maxine Wickey [mailto:mwickey at stratatitle.com.au] 
Sent: Tuesday, 3 September 2013 10:00 AM
To: 'CSCL'; George Ziri
Subject: FW: BUILDERS REPORT - DP 1040255 - DOL 09/08/2013 - 196-214
William Street [Ref:SU1086805]
Importance: High

Dear Craig,

Please find following correspondence from the broker and attached report
from the builder.

Regards,

Maxine Wickey

Strata Manager

<http://www.facebook.com/browse/admined_pages/?id=100004719999379#!/page
s/Strata-Title-Management-Group-STM/120176711475212>     
<https://twitter.com/STM_StrataManag>     
<http://www.linkedin.com/company/strata-title-management-stm-?trk=top_na
v_home>      <https://twitter.com/STMStratasphere>     

t:   (02) 9540 4199

www.stratatitle.com.au

www.stmplus.com.au

Emailed Communication / Documents Disclaimer

For STM's full disclaimer please visit - 
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Important Notice:  Owners should be aware that all correspondence,
including letters, facsimile transmissions and emails are retained on
the file of your scheme and may be subject to inspection by owners and
residents within your scheme, as well as prospective purchasers for any
lot that may be for sale within your scheme. As such author discretion
is advised.

From: Raeleen Marsh 
Sent: Tuesday, 3 September 2013 9:01 AM
To: Maxine Wickey
Subject: FW: BUILDERS REPORT - DP 1040255 - DOL 09/08/2013 - 196-214
William Street [Ref:SU1086805]
Importance: High

Morning 

Update on U601.

Regards,

Raeleen Marsh

Compliance Maintenance Manager

<http://www.facebook.com/browse/admined_pages/?id=100004719999379#!/page
s/Strata-Title-Management-Group-STM/120176711475212>     
<https://twitter.com/STM_StrataManag>     
<http://www.linkedin.com/company/strata-title-management-stm-?trk=top_na
v_home>     <https://twitter.com/STMStratasphere>     

t:   (02) 9540 4199

www.stratatitle.com.au <http://www.stratatitle.com.au/> 

www.stmplus.com.au <http://www.stmplus.com.au/> 

Emailed Communication / Documents Disclaimer

For STM's full disclaimer please visit - 
http://www.stratatitle.com.au/privacy.asp

Important Notice:  Owners should be aware that all correspondence,
including letters, facsimile transmissions and emails are retained on
the file of your scheme and may be subject to inspection by owners and
residents within your scheme, as well as prospective purchasers for any
lot that may be for sale within your scheme. As such author discretion
is advised.

From: Carmel Taylor [mailto:c.taylor at whitbread.com.au] 
Sent: Thursday, 29 August 2013 2:31 PM
To: Raeleen Marsh
Subject: FW: BUILDERS REPORT - DP 1040255 - DOL 09/08/2013 - 196-214
William Street [Ref:SU1086805]
Importance: High

Hi Raeleen,

Please see below an email from the Insurer and a report from Urban
Building Solutions .  The only works are painting and should be referred
to the contents Insurer.  

Regards

Carmel Taylor | Claims Consultant

P             1300 424 627                  

W           www.whitbread.com.au <http://www.whitbread.com.au/>  

Whitbread Associates Pty Ltd ABN 69 005 490 228, AFS License No. 229092
trading as Whitbread Insurance Brokers 

Confidentiality and Privilege Notice.

The content of this email, including attachments, may be privileged and
confidential.  Any unauthorised use, distribution, disclosure or copying
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the views of Whitbread Insurance Brokers or any of its related entities.

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