[200William-EC SP67851] SP 67851 - URGENT Tribunal Order for Water Penetration in Unit 601 - CRAIG LAFOREST VS BODY CORPORATE STRATA PLAN 67851
Matt Perkins
matt at spectrum.com.au
Thu Jan 28 17:29:30 AEDT 2016
Hi Patrick,
I believe that the owner of 601 will not be happy unless his balcony
is free from any dripping water from above. Like it was a brand new
apartment with a perfect surface. As he says it's been like it
essentially since the apartment was new. I do not believe we can fix
this problem to the satisfaction of this owner and just find is strange
that the order was made for us to repair something that has in reality
always been like this. It's common property and out side in the weather.
Other then spending the entire budget on this issue. I do not believe
that it can be fixed to the owners satisfaction. What Option do we have
if there is no budget to fix the problem or the problem is unfixable to
the owners standard. Can we appeal the tribunals order ?
Matt
On 28/01/2016 3:06 PM, Patrick Rush wrote:
>
> 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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> the file of your scheme and may be subject to inspection by owners and
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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
>
> **
>
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> <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 22^nd 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)*
>
> Image removed by sender.
>
>
> Strata Engineering Solutions
>
> A business of Costin Roe Consulting Pty Ltd
> ABN 50 003 696 446
>
> Level 1, 8 Windmill Street, Walsh Bay
> PO Box N419, Sydney, NSW 1220 Australia
> tel: +61 2 9251 7699 fax: +61 2 9241 3731 mobile:0448 -007-469
>
> email: Lee.Carroll at strataeng.com.au
> <mailto:Lee.Carroll at strataeng.com.au>
>
> web: www.strataeng.com.au <http://www.strataeng.com.au>
>
> All our other details remain the same
>
> Postal address: PO Box N419, Sydney NSW 1220
>
> Phone: 02-9251 7699 Fax: 02-9241 3731
>
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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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>
> --
> /* Matt Perkins
> Direct 1300 137 379 Spectrum Networks Ptd. Ltd.
> Office 1300 133 299matt at spectrum.com.au <mailto:matt at spectrum.com.au>
> Level 6, 350 George Street Sydney 2000
> Spectrum Networks is a member of the Communications Alliance & TIO
> */
--
/* Matt Perkins
Direct 1300 137 379 Spectrum Networks Ptd. Ltd.
Office 1300 133 299 matt at spectrum.com.au
Level 6, 350 George Street Sydney 2000
Spectrum Networks is a member of the Communications Alliance & TIO
*/
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