[200William-EC SP67851] SP67851 - LEVEL 7 PLANTER BOX

Wed Jul 2 15:33:26 EST 2014

Good Afternoon All

This morning I inspected the planter box area from 601. The calcification build up on the surface is a result to water within the masonry wall.

When the planter box was die tested (3 times over 3 days) back in 2010, water failed to penetrate.

I will arrange for the railing covers to be lifted and sealed. Once they are sealed I will arrange to have the calcification removed so that the concern can be monitored over the next 6 months. It will take time for the water to completely dry out  if this is found to be the cause.

-          The buxus hedges will need to be reduced significantly in height so that the posts on the opposite side can be reached.

George Ziri
OPERATIONS
Building Facilities Management Solutions
m: 0400 300 242
e: georgeziri at bfms.com.au<mailto:georgeziri at bfms.com.au>  w:  www.bfms.com.au<http://u361747.sendgrid.org/wf/click?upn=paAuoSyhP986EecDgeXXTAPtCf8r8OAnKY0JBkSJh-2FCQG-2FHRXXzW3uTJ5xlck4raSNn-2B6yczCqvE9dzu0S2pJ9JvUVoehU24fTL-2FNu5fx-2FH0-2FxR71Cm0jpl-2FKvYH-2F0k4LfHrezjwhDPExfcSmWNC6JlAYdS1zG6CjJDSiUIyvxYl7XeMW3xQjvVX7llwBnuqnWabcXNrlpHITBHle9VlVrwNM22c0yog75oQwFYPjNvrG9RKMiuLv8VqbUDcdC9bzaTInVLU9m4QQ3-2BWfwquKyk-2ByDApPlj0lJjzQMTspps-2BKbdguB4w8CCg-2BEknmMn0Xs7qdKRBsoi6ri6FcyPgKvTZH9SLaaj46EYf7yhVUZYk7O87sVGWzEjubUC5umWj47Acjx6U1tQZlU7IT1xKV1xuIuTSDil3simoUOXtEof6Le07CawpkFZd31bWPC7sx5gVvrbjfI-2BbbPR9yE7xB7L-2FxhOPkd7YYwEfVo5i0T9vZAdmwuS4h0Xm6mQbaTHRi3phjgoj-2FIfdouilwBU2zJ5BDsLb-2BPXfJ25q-2Bz0WBozFxs8KY71RG5myKIgJBbTPuXGc6kLFgsg59uX9VN-2FaG36vwnCBkcl3DQUenaKgeiTr0B8h2efSWIgsc2-2FBoroF0rriJIXs4jNrWW5q4VmwdfDtiNhlk8X2kTSYPbLFiaHRFywGZPhI-2Fzh3h1ihTKLtoeWiny5xpz7kjgZQN1mYgdXtb2WXHwl1QJCuu-2FIITPIG9CD-2BRbxXtrxUHQMDxsvuBZKEmlOjCpTpdBraG3cfs3RsYyoKmu-2FLwycaV-2FIut-2BOyvq-2FMeCfeTlBvwoVqKqGKWKmarjd1fqi6Nm0E-2Fu2nu2ptMtkxI-2BwZ61ZVetCtfbVMZQpXc-2BanFKpl9xywnADfzhYozOnDTieRIvRu7XtoC2MhWKyDIdrXr4JrvzVzvfSu6Ic-2FDD56alsl5FgoMEz5XZxfZAJAyXr1Ynk4GIJ8xRF-2Ft0JED4YMGI8SmYsMNzm5wL8t0H5C3eqysn1tQiHsrJ2UCE4lWYhri-2FbJq6I-2BBZitulSi0GOptBm0mD3ZKX6HoR0uAxxCymzmr4P1gvoo0kESiVSh-2B1fPN12zcv8sYhKjOx15ZOTANiJoht1y9Cj4GUdEy4jCazQ67CMnCdvM-2B-2F7Dq55-2BsvTExhhtVLOqQ4SVi2Z8vbQ0SpHUg7l7EWqh7tRf4E4wJHBtDzSiMkVPRHmfXEbm9mpdbFNHDPzzhmEdgbkgRdLJTtffdcNhiC7U7XipY2EkrAq-2FklAvGQo6jarR0C4LTSEoOp-2FFGQ5dE-2FDnJKkvGUYPufRIMekOwm5RzkOzrBfz-2F-2Fx-2BCU-2Ft8ynR1670cUmCJ9DxKfc1VousIpAMEiMzgOJtSbwwrwWEpxUpre7MUs7LSTrGrwtrOw56TrV3N8sxBo59j5JxDA3cSKHRJYW-2FB-2BCvrlVbQ9LxTuiGb8MQEF9AwAxDWJVyr4DWD9OUATidGia-2BO-2Fu3Lk-2F0Rh2ZpQdUnGRHcDzE2afkBdQyYBCT79uZZbwlYluDDAdRyDbr3vN5OW9gv8esNrgu4ELItcHi9NJ0JgIJPV6Sexi6vcOQJXFKDbQ8ROy7yhBfrjicBvfFiKgrQkFPylYW36RbEgOWL0PeKD3w-2BU9EIMVSk6UMYTk3u4UxinDiZKCRzEQQyVHZ-2BDBHwc4rmuv-2BNwO-2BIKg4EDxy-2B3oBvmhMxJVcRNaZFHHhSATHBI26JceYefD9y99e-2B2C9fxCHOL0lJBe3aaN0NzYWgaEvmB8WmwtcsiOTQpYrG9HSDS42HWF2CDoDnDdJqUVylFScR-2BVyQ3uOIcSzaOg-2BOv7C-2BKnUxXKvMrdEQLpkD-2FP-2BgS0QjCs58J32TUXa0PDLr6l8oqk3Zknt3847tkPDpK-2Bm-2FdKWvRboODCiya6RtkR44bmDayr>

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Safety | Integrity | Service | Excellence

From: George Ziri
Sent: Wednesday, 2 July 2014 1:07 PM
To: 'Tim Christian'
Subject: RE: 200 William Street

Thank you Tim.

I had not received notification relating to your findings at the time from BIGCORP. Otherwise I would have communicated this to the OC.
Your email with the content below is also the first I have received. I reported to the OC what had been discussed at the time we met with the contractors back in 2010.

My inspection this morning of the rails did find some compromise but I don't remember discussing this at the time. Nonetheless I will review this matter asap.

Many thanks for resurrecting this.

George Ziri
OPERATIONS
Building Facilities Management Solutions
m: 0400 300 242
e: georgeziri at bfms.com.au<mailto:georgeziri at bfms.com.au>  w:  www.bfms.com.au<http://u361747.sendgrid.org/wf/click?upn=paAuoSyhP986EecDgeXXTAPtCf8r8OAnKY0JBkSJh-2FCQG-2FHRXXzW3uTJ5xlck4raSNn-2B6yczCqvE9dzu0S2pJ9JvUVoehU24fTL-2FNu5fx-2FH0-2FxR71Cm0jpl-2FKvYH-2F0k4LfHrezjwhDPExfcSmWNC6JlAYdS1zG6CjJDSiUIyvxYl7XeMW3xQjvVX7llwBnuqnWabcXNrlpHITBHle9VlVrwNM22c0yog75oQwFYPjNvrG9RKMiuLv8VqbUDcdC9bzaTInVLU9m4QQ3-2BWfwquKyk-2ByDApPlj0lJjzQMTspps-2BKbdguB4w8CCg-2BEknmMn0Xs7qdKRBsoi6ri6FcyPgKvTZH9SLaaj46EYf7yhVUZYk7O87sVGWzEjubUC5umWj47Acjx6U1tQZlU7IT1xKV1xuIuTSDil3simoUOXtEof6Le07CawpkFZd31bWPC7sx5gVvrbjfI-2BbbPR9yE7xB7L-2FxhOPkd7YYwEfVo5i0T9vZAdmwuS4h0Xm6mQbaTHRi3phjgoj-2FIfdouilwBU2zJ5BDsLb-2BPXfJ25q-2Bz0WBozFxs8KY71RG5myKIgJBbTPuXGc6kLFgsg59uX9VN-2FaG36vwnCBkcl3DQUenaKgeiTr0B8h2efSWIgsc2-2FBoroF0rriJIXs4jNrWW5q4VmwdfDtiNhlk8X2kTSYPbLFiaHRFywGZPhI-2Fzh3h1ihTKLtoeWiny5xpz7kjgZQN1mYgdXtb2WXHwl1QJCuu-2FIITPIG9CD-2BRbxXtrxUHQMDxsvuBZKEmlOjCpTpdBraG3cfs3RsYyoKmu-2FLwycaV-2FIut-2BOyvq-2FMeCfeTlBvwoVqKqGKWKmarjd1fqi6Nm0E-2Fu2nu2ptMtkxI-2BwZ61ZVetCtfbVMZQpXc-2BanFKpl9xywnADfzhYozOnDTieRIvRu7XtoC2MhWKyDIdrXr4JrvzVzvfSu6Ic-2FDD56alsl5FgoMEz5XZxfZAJAyXr1Ynk4GIJ8xRF-2Ft0JED4YMGI8SmYsMNzm5wL8t0H5C3eqysn1tQiHsrJ2UCE4lWYhri-2FbJq6I-2BBZitulSi0GOptBm0mD3ZKX6HoR0uAxxCymzmr4P1gvoo0kESiVSh-2B1fPN12zcv8sYhKjOx15ZOTANiJoht1y9Cj4GUdEy4jCazQ67CMnCdvM-2B-2F7Dq55-2BsvTExhhtVLOqQ4SVi2Z8vbQ0SpHUg7l7EWqh7tRf4E4wJHBtDzSiMkVPRHmfXEbm9mpdbFNHDPzzhmEdgbkgRdLJTtffdcNhiC7U7XipY2EkrAq-2FklAvGQo6jarR0C4LTSEoOp-2FFGQ5dE-2FDnJKkvGUYPufRIMekOwm5RzkOzrBfz-2F-2Fx-2BCU-2Ft8ynR1670cUmCJ9DxKfc1VousIpAMEiMzgOJtSbwwrwWEpxUpre7MUs7LSTrGrwtrOw56TrV3N8sxBo59j5JxDA3cSKHRJYW-2FB-2BCvrlVbQ9LxTuiGb8MQEF9AwAxDWJVyr4DWD9OUATidGia-2BO-2Fu3Lk-2F0Rh2ZpQdUnGRHcDzE2afkBdQyYBCT79uZZbwlYluDDAdRyDbr3vN5OW9gv8esNrgu4ELItcHi9NJ0JgIJPV6Sexi6vcOQJXFKDbQ8ROy7yhBfrjicBvfFiKgrQkFPylYW36RbEgOWL0PeKD3w-2BU9EIMVSk6UMYTk3u4UxinDiZKCRzEQQyVHZ-2BDBHwc4rmuv-2BNwO-2BIKg4EDxy-2B3oBvmhMxJVcRNaZFHHhSATHBI26JceYefD9y99e-2B2C9fxCHOL0lJBe3aaN0NzYWgaEvmB8WmwtcsiOTQpYrG9HSDS42HWF2CDoDnDdJqUVylFScR-2BVyQ3uOIcSzaOg-2BOv7C-2BKnUxXKvMrdEQLpkD-2FP-2BgS0QjCs58J32TUXa0PDLr6l8oqk3Zknt3847tkPDpK-2Bm-2FdKWvRboODCiya6RtkR44bmDayr>

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Safety | Integrity | Service | Excellence

From: Tim Christian [mailto:activeassessing at gmail.com]
Sent: Wednesday, 2 July 2014 12:56 PM
To: George Ziri
Subject: FW: 200 William Street

Dear George

Please find attached a selection of the photos taken at the site visit on 11 May 2010.

 I understand the seven year indemnity period expired on 7/8/2009.  My report to BIGCorp at the time stated.
We observed there is some slight efflorescence in some locations at the joint between the level 7 slab and the planet box external wall. The efflorescence drips down to the underside of the soffit and so is viewable from the balcony areas of Unit 601.  There is one thumbnail sized section where the paint has blistered on the underside of the level 7 concrete slab.

We do not consider that the efflorescence is a defect.  Whilst efflorescence is curiously listed as a defect in the 2007 Standards and Tolerances Guide it is merely a guide and not an Australian Standard. The 2003 S & T Guide did not list efflorescence as a defect and it is generally considered in the industry to be a maintenance issue.  There is no Australian Standard which notes efflorescence as a defect.

The level 7 planter box external wall is merely painted and is in its original condition. It is possible moisture is passing through the paint into the masonry wall and producing the salts where the wall sits on the concrete slab and the one small piece of blistered paint.

The building manager has advised that he has undertaken a flood test of the recently re-waterproofed planter box and the level 7 recently tiled area and neither leaked salts at the claimed location afterwards.

There is a handrail located at the top of the level 7 planter box external wall and the handrail posts have a round cover piece which is no longer sealed. It is likely that water is getting in at this location and causing the salts to come out at the base of the wall and the one small piece of blistered paint.

However the home warranty policy expired some time ago.  The sealant holding the round cover pieces in place has now failed.  We consider this to be a new defect claimed after the policy has expired.  We consider that the Owners Corporation need to maintain their building and re-seal the round metal cover pieces &/or provide an elastomeric type paint system to the external planter box wall to prevent water penetration through the paint into the masonry.

We consider that the efflorescence to the soffit of Unit 6 should be denied on the basis that the policy has expired and the likely cause of the salts and slight paint blistering is a lack of maintenance of the external planter box wall & handrail posts on that wall.

I would have thought BIGCorp would have replied to you - perhaps check your emails from Ursula Gessner from mid May 2010.

Regards,

Tim Christian

Mob 0425 307 277
Tel  02 9337 6558

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------ Forwarded Message
From: Tim Christian <activeassessing at gmail.com>
Date: Wed, 02 Jul 2014 12:32:45 +1000
To: Tim Christian <activeassessing at gmail.com>
Subject: 200 William Street

11052010009

11052010007

11052010005

11052010004

11052010003

Regards,

Tim Christian

Mob 0425 307 277
Tel  02 9337 6558

?

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