[200William-EC SP67851] Planter Boxes Level 7 damage - Apartment 601, owned by Craig Laforest

Mon Jul 7 12:02:17 EST 2014

Good morning George,

It appears I was correct and incorrect.  I remember going up to level 7 and witnessing first-hand the handrail posts (at the base) in their failed condition and Tim Christian’s recommendation to have these sealed properly, as he has mentioned in his email below:

“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.” 

I was incorrect in assuming that you had gone ahead and informed the EC that this was a repair that needed to be made as soon as possible.

With advance notice, I am available any time for Casey to come through my property and open up the areas where the water is dripping onto my terrace and down the overhead section above terrace.  He may wish to contact Ms Dennison also as I’m certain she must be experiencing a similar problem with calcification coming through from the base of the railings above her property.

I will phone Casey to set up a time to see me.

Regards,
Craig Laforest

From: George Ziri [mailto:georgeziri at bfms.com.au] 
Sent: Monday, 7 July 2014 10:06 AM
To: 'CSCL'
Cc: ec at 200william.com ec at 200william.com
Subject: RE: [200William-EC SP67851] Planter Boxes Level 7 damage - Apartment 601, owned by Craig Laforest

Good Morning Craig,

The surrounding rails to the planter box on level 7 were not water proofed in 2010. 

The first attachment is the report on the balcony hobs carried out by an independent consultant in March 2012. 

The second attachment is the actual repairs carried out in September 2012. The level 7 post rails were not included. There has not been at anytime  cover up jobs carried out as you state in your recent email.  Actions have been undertaken as per the consultant’s advice.

The third attachment is a recent email from the insurance assessor relating to the planter box on level 7 which is self explanatory.

It is clearly evident that the area under the posts ring to the level 7 planter box had not been repaired in 2012. The forth and fifth attachments are images taken today (7.7.14)  during the contractor’s action as recommended by the insurance assessor. 

Please provide the contractor (Casey 0424 271 375) access to your balcony to remove the calcification from the face of the planter box. As noted in the insurance assessors report, calcification is a maintenance issue which needs to be cleaned routinely to prevent stain impregnating the floor tile. I am aware of balconies in Marquis having efflorescence extracting from the tile bed and is maintained by the resident. 

Since writing to you on the 19.5.14 (see sixth attachment) I have since changed the protocol with the Chairman and Secretary (see seventh attachment) so that I deal with you directly. Any issues you have relating to maintenance, you may refer to me rather than to have the Strata Manager be the go between.

George Ziri

OPERATIONS

Building Facilities Management Solutions

m: 0400 300 242

e: georgeziri at bfms.com.au  w:  www.bfms.com.au

cid:inlineImage1    

Safety | Integrity | Service | Excellence

From: ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] On Behalf Of CSCL
Sent: Sunday, 6 July 2014 9:48 AM
To: 'Matt Perkins'
Cc: ec at 200william.com; Robert Green; 'Danny Abrahams'; 'Craig Laforest'; Linda Burgess; 'Robert Green'; 'Maxine Wickey'
Subject: [200William-EC SP67851] Planter Boxes Level 7 damage - Apartment 601, owned by Craig Laforest

Hello Matt,

I have been very detailed in my explanation of what has occurred since 2010, with water escaping from level 7 and damaging the walls, overhang onto my terrace tiles.  The surrounding railings were water proofed and tested at that time.  Water has been dripping down onto the areas I have mentioned above since 2010 with cover-up paint jobs disclosing the true damage.  This is a matter which needs to be attended to immediately, before there is any more damage and I will be noting every stage accordingly.

“Our” chairman, Mr Willett has told me to contact Maxine Wickey direct in communication…………….you have told me to contact the property Manager, George Ziri.

As there is no consistency between yourself and the chairman, in whom I should contact, I will, as per your advice, contact the tribunal at the earliest opportunity.

Regards,

Craig Laforest

Apartment 601

From: Matt Perkins [mailto:matt at spectrum.com.au] 
Sent: Saturday, 5 July 2014 6:04 PM
To: CSCL
Cc: Rob Willett; Maxine Wickey; ec at 200william.com; Craig Laforest; Danny Abrahams
Subject: Re: FW: Planter Boxes Level 7

Without Prejudiced.

Mr LaForest,

 I have told you on 4 separate email's that I will not be visiting your premises or calling you. I am not number two in the EC. My roll is secretary and is a responsibility for record keeping and tabling correspondence. I have no recognized skills in building maintenance or water penetration. 

The EC has made it's decision as to what to do with the mater you have highlighted and the building manager will be taking photographs over the next  3 months after the repair has been made. I have no power to change their decision or make decisions on behalf of the EC. 

As you know that I have no power to make decisions in your case or change the EC's decision I condenser your email's as harassment and I insist that you stop  harassing me.  Please send any further correspondence to the EC via the property manager. 

If you are unhappy with the decision of the EC I suggest that you take up the matter with the Trader & Tenancy Tribunal's Strata Schemes Adjudicator. 

Matt Perkins.

On 5/07/2014 3:46 pm, CSCL wrote:

Hello Matt,

As you are available, live in the building, and number two on the EC (Rob is away a lot and doesn’t live here), would you please phone me on 0409 323 585 as soon as convenient.

I would like to highlight and show you exactly what happened in 2010 (the railings were water sealed and water tested).  It appears Rob has missed the significant point I made in my email regarding the 2010 tests which took place with the railings.

I’m unable to let this matter go Matt as I don’t intend to wait for a further 6 month period and have my terrace and furniture damaged any further.

I look forward to hearing from you.

Thank you and regards,

Craig Laforest

From: Craig Laforest [mailto:craigstephenlaforest at gmail.com] 
Sent: Saturday, 5 July 2014 9:57 AM
To: Craig Laforest
Subject: Fwd: Planter Boxes Level 7

---------- Forwarded message ----------
From: Craig Laforest <craigstephenlaforest at gmail.com>
Date: Thu, Jul 3, 2014 at 8:13 AM
Subject: RE: Planter Boxes Level 7
To: Rob Willett <rob at robadda.com>
Cc: Maxine Wickey <mwickey at stratatitle.com.au>, brookbeves at bigpond.com, Dave Petschack <dave at robadda.com>, Matt Perkins <matt at spectrum.com.au>, Andrew James <Andrew.James at lh.org.au>, Barney Kitay <barnet at kitays.com>

Rob, I think it’s about time you really became more involved with the building.  You are after all the “Chairman.” 

You live OUTSIDE this building and it’s easy for you to make comments about how we, some of the owners and tenants feel about George and his inactions (have a word with the owners of 106 who had an altercation with George after there was water penetration into their apartment one week ago).

If you spoke with some of the tenants that I speak with, you would hear a different story entirely from what you are suggesting. They are fed up with his rudeness.  Building contractors I speak with don’t even receive a courtesy call from George when they are asked for quotes and travel long distances  to get here……..and their quotes are not accepted.

I was here yesterday, with a witness, when George made his visit.  Reread my email Rob from yesterday…….(wherever you happen to be at the moment).  I only commented on what George stated.  He doesn’t need an apology.  He wasn’t honest.  I don’t need an apology from you, believe me.  Just get involved more with the facts……….that’s all I ask.

Regards,

Craig Laforest

P.S. And Matt, I look forward to receiving your phone call – thank you.

From: Rob Willett [mailto:rob at robadda.com] 
Sent: Thursday, 3 July 2014 7:46 AM

To: Craig Laforest
Subject: Planter Boxes Level 7

Mr LaForest,

I refer to your recent email and specifically the paragraph: 

When will the EC talk to this man and make him understand that we are entitled to an honest response from him and not have us waste our money unnecessarily with cover-up jobs?  It's outrageous that I have to, once again, wait another further 6 months to have repairs made.

The “this man” referred to is the Building Manager of Marquis, George Ziri, and has been so for many years. And will continue be. George is a trusted and well-respected provider of maintenance services to our building and our Strata Plan and will continue to be so. Every one he works with and comes into contact with has nothing but praise for his work and the quality of it. He has been available to us probably more than the agreement allows for because he and his business take pride in their workmanship. George, has, does and continues to have the full confidence of the EC. 

Referring to our Building Manger as “this man” and effectively calling him a liar is not conducive to a professional relationship. You have also accused him of "wasting money”. Please cease and desist. 

Frankly, and I think I speak for others on the EC, we are sick and tired of your constant abusive emails, your tirades at all hours of the day and night and your verbal attacks on the integrity of our Building Manager. We’re all grown-ups, we all lead busy lives, we don’t need it. So stop it. 

If you any matters relating to the building, please place all requests through the Strata Manager, Maxine Wickey. 

 In the meantime, I think an apology from you to George Ziri is in order. 

 ROB WILLETT 

 On 2 Jul 2014, at 12:13 am, Craig Laforest <craigstephenlaforest at gmail.com> wrote:

Hello Matt,

When will those members of the EC (with greatest respect) realize that this Property Manager is saying one thing face-to-face and then telling the EC another?

This morning I had a witness to the conversation between George and myself and George stated emphatically that it was most probably the water dripping through the plant membrane from the water sprinklers up on level 7 and recommended lowering the volume of water.  Now he states the problem is the railings.

We have had water leaking from above onto my terrace and overhead since 2010 when the membrane went in and a pressure test was done.  The dripping continued.  The damage below has been painted over every time by George's contractor, without the problem being sourced.  I also personally saw the railings were sealed at that time.

You'll also remember in his initial report about water entering my apartment that it was coming from the bathroom in the gym (and he wrote a report to this effect sent to Maxine!).  Now he believes it's coming from the wall outside on deck 7!  I brought this up this morning and he stated he didn't even want to discuss that particular matter.

When will the EC talk to this man and make him understand that we are entitled to an honest response from him and not have us waste our money unnecessarily with cover-up jobs?  It's outrageous that I have to, once again, wait another further 6 months to have repairs made.

I understand that you are not an expert in these matters Matt, however as my only link to the EC, request that you make a visit to my property so that I can show you the problem first hand.  We are simply not receiving truthful information from George.  Please phone me on 0409 323 585.

Thank you and regards,
Craig

 -----Original Message-----
From: Matt Perkins [mailto:matt at spectrum.com.au]
Sent: Wednesday, 2 July 2014 3:47 PM
To: Craig Laforest
Subject: Planter Boxes Level 7

Hi Craig,

  The building manager has reported back to the EC regarding the planter boxes and the dripping water. He does not believe the planter boxes are leaking as it was tested back in 2010.

He believes that the calcification build up on the surface is a result of water within the masonry wall which is entering through the railing. 

He will be arranging for the railings to be sealed so as water can not get into the masonry wall and then have the surface cleaned so as water egress can be monitored.   He also indicated that it is likely to take up to 6 months for the wall to completely dry out internally.

To facilitate this the buxus hedges will need to be significantly reduced in high or removed.

I will reply with a time line for the work once quotes have been received and approved by the EC

Kind Regards

Matt --

/* Matt Perkins

         Direct 1300 137 379     Spectrum Networks Ptd. Ltd.

         Office 1300 133 299      <mailto:matt at spectrum.com.au> matt at spectrum.com.au

                                 Level 6, 350 George Street Sydney 2000

         SIP  <mailto:1300137379 at sip.spectrum.com.au> 1300137379 at sip.spectrum.com.au

         PGP/GNUPG Public Key can be found at   <http://u361747.sendgrid.org/wf/click?upn=jTv0FP7eisBEFuRmWGumnp4xx5Q7B0rTgGGDZ4lf3X0-3D_4ZqUVBA1KuNu34Jl-2B4dylcyCpMTT08ktplSJhXYvTx09z9o5r4r34K6RlfCrlkqxT3vHr04-2F0SPP0mxVkk-2B2M-2BYJxJnB9qCfbsyvfIugDd7LkBKIupcwchTJuTDPE1h-2Bhi-2Bnnx-2BCmka6daFe4VqcCg7jzKPBqNvaK7sZH07XRwMpdICywylysxUYFpfaUKlltigXtE-2FUKP-2B3yomq0U58-2BA-3D-3D> http://pgp.mit.edu */

-- 
Craig Laforest 

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