[200William-EC SP67851] SP 67851 - URGENT Tribunal Order for Water Penetration in Unit 601 - CRAIG LAFOREST VS BODY CORPORATE STRATA PLAN 67851
Patrick Rush
prush at stratatitle.com.au
Thu Jan 28 15:06:03 AEDT 2016
Hi Matt,
Thank you for the quick response and as requested I have just passed on the information and response from the owner of Unit 601, Craig.
Please note that as a Strata Manager I can only provide advise on how to handle such matters, administratively. I am not a builder or Engineer and cannot provide advise on water penetration issues.
The Tribunal Orders clearly state the Owners Corporation are to repair the water penetration issue and I believe as this has not yet been done that instead of waiting longer as Lee, the Engineer advises we have him return to site again to try an appease the Owner of Unit 601?
If you agree with such a proposal please confirm and i will ask Lee to re-attend urgently?
Kind regards,
Patrick Rush
Strata Manager
Phone: (02) 9266 2600 | Email: prush at stratatitle.com.au<mailto:northshore at stratatitle.com.au> | Address: PO Box 2727, Taren Point, NSW 2229
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From: ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] On Behalf Of Matt Perkins
Sent: Thursday, 28 January 2016 2:15 PM
To: ec at 200william.com
Subject: Re: [200William-EC SP67851] SP 67851 - URGENT Tribunal Order for Water Penetration in Unit 601 - CRAIG LAFOREST VS BODY CORPORATE STRATA PLAN 67851
Patrick The members of the committee are not experts in water penetration. We have followed the advice of the building manager and the strata manger as well as an engineer. What would you like us to do exactly ? We cant go up and fix it ourselves. There is no money in the budget to rebuild the building. What do we need to do to comply with the orders of the Tribunal.
Matt.
On 28/01/2016 1:43 PM, Patrick Rush wrote:
Dear Committee,
Please see the below email from Craig, the Owner of Unit 601 in relation to the NCAT (Tribunal) Orders for repairs to the areas causing water ingress to the balcony area and other associated maintenance items.
Please see below answers in red from Craig in relation to Lee from Cost In Roe's response to attending site to inspect.
Craig is obviously upset with the progress and feels the matter and repairs undertaken late in 2015 have made the issue worse and require urgent attention.
Craig's has asked me to seek some direction from you about this matter and would like for you to advise the Building Manager, myself and the Engineers to attend to the matter urgently to have further repairs undertaken to stop further water leaking.
Please advise on the above urgently?
Kind regards,
Patrick Rush
Strata Manager
Phone: (02) 9266 2600 | Email: prush at stratatitle.com.au<mailto:prush at stratatitle.com.au> | Address: PO Box 2727, Taren Point, NSW 2229
[cid:BEA4112D-982D-40A7-9E7A-95F7B76E7ACE at fritz.box]<http://www.stratatitle.com.au/> [cid:C9038DE0-22F0-48A5-82C9-2AAA48233316 at fritz.box] <http://www.facebook.com/StrataTitleManagement> [cid:E179D377-28C0-4C30-A8C6-AEA7CFCA04E5 at fritz.box] <http://www.linkedin.com/company/strata-title-management-stm> [cid:1950DB4B-6066-468B-8AD1-875EFBC4D48C at fritz.box] <http://www.twitter.com/STMStrata> [pinterest.png] <http://www.pinterest.com/STMStrata> [google_plus.png] <http://plus.google.com/+StrataTitleManagemenSydney>
Emailed Communication / Documents Disclaimer
STM Limited takes no responsibility for content included in this email when relating to a client matter.
Please view Vesture's full email communication disclaimer on our website -www.stratatitle.com.au/disclaimer/<http://www.stratatitle.com.au/disclaimer/>
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: Lee Carroll [mailto:lee.carroll at costinroe.com.au]
Sent: Thursday, 21 January 2016 5:03 PM
To: Info BFMS
Cc: George Ziri; ec at 200william.com<mailto:ec at 200william.com>; Patrick Rush; Catherine Plane; Wayne E. Costin
Subject: 12765.00 160121 RE: SP 67851 - URGENT Tribunal Order for Water Penetration in Unit 601 - CRAIG LAFOREST VS BODY CORPORATE STRATA PLAN 67851
Hi William,
I have attached some photographs taken on the 22nd December 2015 on my last site visit.
Whilst the bubbling is worse in your photographs, it is not dramatically so.
The area of bubbling and water dropping onto my terrace is 3 times more than prior to the works being carried out recently by the contractor. In addition, the water has a dirt/rust colour which is staining everywhere below the overhang. The water is dropping through at a considerable rate 24/7 regardless of whether there is any rain. This has been the same problem for the last 8 years.
I would suggest we wait a bit longer before getting the painter back to patch the effected areas.
The area doesn't need patching - we need to expose where the water is coming from/through ie its source.
The bubbling and efflorescence appears to be mostly confined the slab edge which is in keeping with my theory.
The rust staining on the paint bubbles is concerning as it indicates corrosion of reinforcement in the concrete.
Again, why would we patch if rust staining is coming through?! Patching cannot be completed quickly enough from the amount of water which is forcing its way through. As is currently happening patching only sends the water in a different direction within the wall frame and subsequently water drops through from a new area.
As discussed we had a job in Mosman awhile back with a similar issue. The planter box has seven layers of membrane installed and yet the water persisted. It turned out to be coming under the planter box from the terrace area. There may be a similar issue here, although in my opinion there would should also be water penetration visible on the soffit of the slab as the slab edge if this was the case.
It should be noted that this is not water penetration into Unit 601. It is merely
(merely??) water dripping off the slab edge over the balcony, which would be expected anyway, at least when it rains. Again, the water drips constantly 24/7 even when there is NO rain. The issue is the efflorescence and rust staining on the tiles and furniture.
I have confirmed in previous email correspondence to the Strata Manager that I will take the Body Corporate once taken to Tribunal. Unless I receive confirmation by February 16 that another way of handling this matter is to take place, I will follow through with the Tribunal.
I have been advised by the representatives of the Tribunal that severe penalties will be charged to the owners if the original order by the Tribunal is not once and for all carried out.
Craig Laforest
Best Regards,
Lee Carroll
Senior Engineer (Remedial/Forensic)
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From: Info BFMS [mailto:info at bfms.com.au]
Sent: Thursday, 21 January 2016 2:49 PM
To: Lee Carroll
Cc: George Ziri; ec at 200william.com<mailto:ec at 200william.com>; 'Patrick Rush'
Subject: RE: SP 67851 - URGENT Tribunal Order for Water Penetration in Unit 601 - CRAIG LAFOREST VS BODY CORPORATE STRATA PLAN 67851
Hi Lee
As discussed, please see attached photos of the water penetration in apartment 601 for your reference.
Please advise.
For any further queries, please contact our office.
Kind regards,
[cid:6A8252DA-84F2-422D-B1D7-A42A394B82EA at Home]
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