[200William-EC SP67851] SP 67851 - Engineers Report for Water Issues for Unit 601 & 602
Robin Patrick
robin.j.patrick at gmail.com
Tue Jul 5 14:13:43 AEST 2016
Hi EC,
I am available for all of those dates and can be flexible with time.
However if between the 18th or 20th I will only be available after 6.30pm.
Regards,
Robin
On Tue, Jul 5, 2016 at 10:42 AM, craig <cscl at optusnet.com.au> wrote:
> Good morning,
>
>
>
> Further to Matt’s recommendation, let’s go ahead please and immediately
> set up the EGM as a special levy will probably need to be raised and it
> would be in each owner’s interests to understand that this is about to
> happen and that they will have to find the funds. Several of them are
> unaware of the immediate problems we have with the 601 and 602 water coming
> down from level 7.
>
>
>
> We have the report from the engineer which has been forwarded to all of
> us. The tribunal has stated that the problem with 601 and 602 should be
> attended to as a matter of priority and the owners of 601 and 602 have been
> very patient. We are now using the same contractor which recommended the
> initial works which have cost us already $14,000!!
>
>
>
> I believe we should have an EGM no later than in one week’s time. This
> gives us plenty of time to determine the costs of the repairs, based on the
> recommendations of the engineer for 601 and 602. We have had a couple of
> contractors visit the property already. Let’s get the engineer and the
> same contractors in this week to provide us with the exact costs to repair
> the P4 level water penetration problems, prior to our EGM
>
>
>
> I would like to have the EGM between Wednesday, July 13 and Wednesday July
> 20. Would everyone on the committee please advise the best suitable
> time/date and Matt would you please liaise with Patrick to have the final
> details together before we all get together. We must advise all owners
> asap about this special levy and have the works commence.
>
>
>
> Thank you, Craig
>
>
>
> P.S. Mr Beves, in your July 1 email you stated “Photographic evidence
> today reveals NO water pooling as alleged.” Hopefully you received the
> pictures sent out by Robin, who is also on the EC, recently showing the
> water damage on P4. May I suggest that if you still believe that the
> problem isn’t a fact that you visit the site asap.
>
>
>
>
>
> *From:* ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] *On
> Behalf Of *Matt Perkins
> *Sent:* Monday, 4 July 2016 8:05 PM
> *To:* Patrick Rush; ec at 200william.com; Marquis BFMS
>
> *Subject:* Re: [200William-EC SP67851] SP 67851 - Engineers Report for
> Water Issues for Unit 601 & 602
>
>
>
> Hi Patrick,
> Thanks for the clarification. I have marked the direction of water flow
> on the strata plan.
>
> The water is flowing under the ramp in a line roughly adjacent to the
> curved line between the ramp and the direction of water flow.
> The tank is located in the box as located by the Commercial strata plan
> number. It's not the tank itself that causes the water to flow that way but
> the design of the ramp Which is setup in such a way which would not be
> needed if not for the tank.
>
> Im guessing the long and the sort of it is we are responsible for cutting
> in the drain. Darren The key info I think we need is the values of the
> quotes for the drain so we can decided if we have the budget to pay for
> it's install or if a levy needs to be raised. if a levy needs to be
> raised. I think it would be best to get the restorations to the water
> leak's from level7 to 6 balcony's costs into the same EGM. So we only need
> to call one EGM.
>
> Darren what is your estimate for when you will have the quotes available
> for the drain.
>
> Matt
>
>
>
>
> On 4/07/2016 5:16 PM, Patrick Rush wrote:
>
> Hi Matt & Fellow Committee Members,
>
>
> Basement Level 4 is in fact the Owners SP 67851’s property with easements
> as per the attached strata plan that allow SP 67850 to use parts of the
> areas. There are no exclusive use By Laws.
>
>
> Depending on what the easements say and where the fuel tank is located
> will determine who is responsible for the repairs and maintenance.
>
>
> It will not likely be the BMC but either the commercial or residential
> strata that are required to undertake the repairs.
>
>
>
> Darren, can you please mark on the attached strata plan exactly where the
> fuel tank is located and I can then review along with the easement and
> advise who is responsible for the repair s and maintenance of the leaking
> water if in fact this is coming from the fuel tank. Can you also confirm if
> water is leaking from this fuel tank and causing the pooling water in
> Basement Level 4?
>
>
>
>
>
> Kind regards,
>
> *Patrick Rush*
>
> Strata Manager
>
>
>
> Phone: (02) 9266 2600 | Email: prush at stratatitle.com.au | Address: PO Box
> 2727, Taren Point, NSW 2229
>
>
>
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> cid:E179D377-28C0-4C30-A8C6-AEA7CFCA04E5 at fritz.box]
> <http://www.linkedin.com/company/strata-title-management-stm> [image:
> cid:1950DB4B-6066-468B-8AD1-875EFBC4D48C at fritz.box]
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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/
>
> *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:* ec-bounces at 200william.com [mailto:ec-bounces at 200william.com
> <ec-bounces at 200william.com>] *On Behalf Of *Matt Perkins
> *Sent:* Friday, 1 July 2016 6:17 PM
> *To:* Ed Sainsbury
> *Cc:* ec at 200william.com; Marquis BFMS
> *Subject:* Re: [200William-EC SP67851] SP 67851 - Engineers Report for
> Water Issues for Unit 601 & 602
>
>
>
> Sorry for my short reply before I was out and about and didn't want to see
> someone exposing a 10,000l fuel tank with a metal crowbar.
>
>
>
> The matter with the water in the carpark has been determined by Darren and
> the contractors to be water from the wet wall Seeping along under where
> the ramp was poured over the slab. In essence it's bad building design.
>
>
>
> Two solutions have been offered. Cutting a drain and / or cleaning the wet
> wall Pitts and walls in that area so water can more easily drain to the
> sump.
>
> The strata manager has determined that level p4 is residential strata as
> there are no commercial lots there. However as Avis maintain an exclusive
> use bylaw for the fuel tank which is part of the commercial strata. Not
> only is the tank located on level p4 but it's design is partly responsible
> for the water under the ramp. Therefor I believe the strata manager is in
> error.
>
>
>
> I believe the water in the car park is a bmc issue and the solution should
> be to cut in a drain to the sump. An expense which should be born by the
> bmc.
>
>
>
> I will ask the strata manager to put the question to the bmc. I'm sure
> Andrews response will be to deny the request.
>
>
>
> Where we go from there is uncertain. We could pay for it ourselves with a
> special levy or we could perhaps find a way to compel the bmc to fix the
> issue.
>
>
>
> Darren is obtaining quotes for the fix.
>
>
>
>
>
> --
>
> /* Matt Perkins
>
> Direct 1300 137 379 Spectrum Networks Ptd. Ltd.
>
> Office 1300 133 299 matt at spectrum.com.au
>
> Fax 1300 133 255 Level 6, 350 George Street Sydney 2000
>
> SIP 1300137379 at sip.spectrum.com.au
>
> Google Talk MattAPerkins at gmail.com
>
> PGP/GNUPG Public Key can be found at http://pgp.mit.edu
>
> */
>
>
> On 1 Jul 2016, at 4:50 PM, Ed Sainsbury <edsainsbury at ozemail.com.au>
> wrote:
>
> Dear EC,
>
>
>
> I went up to Craig's apartment to have him show me the water issues, so I
> could better understand them. I can confirm that there is still water
> coming down behind the exterior paint from the roof area on the western and
> north-western sides. It is creating pockets of pooled water under the
> exterior paint.
>
>
>
> I was also shown the water polling in the basement. I am thinking that it
> might be coming from pumps or other, that are under the plates on the ramp
> down to P4. I was wondering if anyone k owe whether the strata has steel
> rods (like a crow bar) that are used to lift the concrete plates, so that
> we could look in to see if they are leaking.
>
>
>
> <image1.JPG>
>
>
>
> <image2.JPG>
>
>
>
> Regards,
>
> Edward
>
> Sent from my iPhone
>
>
> On 1 Jul 2016, at 12:51 PM, Robin Patrick <robin.j.patrick at gmail.com>
> wrote:
>
> I agree to proceed with the recommendations.
>
>
>
> Thanks
>
>
>
> RJP
>
>
>
> On Wed, Jun 29, 2016 at 5:05 PM, Patrick Rush <prush at stratatitle.com.au>
> wrote:
>
> Dear Committee,
>
>
> Please see attached a copy of the report from Strata Engineering Solutions.
>
>
>
> Please review and if you agree with the recommendations on Page 2 & 3 I
> will request the Engineer to proceed?
>
>
>
> If agreed, I believe it may also be best to have Strata Engineering
> Solutions attend and inspect the pooling issue in the basement car park
> currently being experienced.
>
>
>
> Both these items will be at a charge, while the attached report was
> carried out at no charge.
>
>
>
> Please advise on Teh above?
>
>
>
>
>
> Kind regards,
>
> *Patrick Rush*
>
> Strata Manager
>
>
>
> Phone: (02) 9266 2600 | Email: prush at stratatitle.com.au
> <northshore at stratatitle.com.au> | Address: PO Box 2727, Taren Point, NSW
> 2229
>
>
>
> <image001.png> <http://www.stratatitle.com.au/> <image002.png>
> <http://www.facebook.com/StrataTitleManagement> <image003.png>
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> <http://www.pinterest.com/STMStrata> <image008.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/
>
> *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.
>
>
>
>
> _______________________________________________
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>
>
>
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>
>
>
>
>
> --
>
> /* 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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