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

Wed Sep 4 09:01:55 EST 2013

Dear George,

Thanks for all the feedback on the repair. To me it all sounds fair and reasonable and I agree that you have managed the situation appropriately.

I suggest that to save you from a barrage of emails that this matter be placed on the EC agenda for discussion next month.

Kind regards

Andrew

Andrew James
Director of Pharmacy
[Chris O`Brien Lifehouse]<http://www.lifehouserpa.org.au>
Level 5, 119-143 Missenden Road
Camperdown NSW 2050
PO BOX M5 Missenden Road NSW 2050

Phone: +61 2 8514 0945
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Email: Andrew.James at lifehouserpa.org.au<mailto:Andrew.James at lifehouserpa.org.au>
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From: ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] On Behalf Of George Ziri
Sent: Wednesday, 4 September 2013 8:37 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]

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<mailto: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<mailto: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<mailto: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> [mailto:ec-bounces at 200william.com] On Behalf Of George Ziri
Sent: Tuesday, 3 September 2013 5:24 PM
To: ec at 200william.com<mailto: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

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t:   (02) 9540 4199
www.stratatitle.com.au<http://www.stratatitle.com.au>
www.stmplus.com.au<http://www.stmplus.com.au>

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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

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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

[cid:image001.png at 01CE6399.3FDAC0D0]
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
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