[200William-EC SP67851] SP 67851 - Engineers Report for Water Issues for Unit 601 & 602 and P4 water pooling problem

Wed Jul 6 16:27:49 AEST 2016

To all committee members,

I agree with Patrick Rush (his email dated July 6 below)  that we should engage an engineer to look at the water pooling problem on P4 and not a plumber – this work is beyond the scope of a plumber’s profession.  We had a plumber around initially to look at the water problems into my kitchen from level 7 and also onto my terrace from level 7 and we ended up, because of the Tribunal directive, securing a professional – an engineer.

Per my email yesterday, let’s go forward the correct way.  Darren, would you please have the quotes put together asap for level 7 and P4 and let’s follow Patrick’s recommendation……to engage a engineer to source the P4 water.

Finally, I have also asked for an EGM (in my email yesterday) to be organized and have only heard from Robin at this stage regarding suitable times/dates.

Thank you.

Craig

From: ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] On Behalf Of Matt Perkins
Sent: Wednesday, 6 July 2016 2:02 PM
To: Marquis BFMS; Patrick Rush; ec at 200william.com
Subject: Re: [200William-EC SP67851] SP 67851 - Engineers Report for Water Issues for Unit 601 & 602

Im pretty confident it's water. ULP would smell. It doesn't.  It's not from the tank. It's just using the cavity created by the tank as a water course from the overspray of the wet walls. 

Matt

On 6/07/2016 1:37 PM, Marquis BFMS wrote:

Hello all,

We may have another cheaper option to confirm if the tank is the cause. We could have a sample of the pooling water tested by an enviro lab, approx. cost $300 - $400. If you think this is an option I can look into it further.

Kind regards,

From: MQ 302 - Matt Perkins
Date: Wednesday, 6 July 2016 1:30 pm
To: Patrick Rush - Strata Title, "ec at 200william.com", 75Crown
Subject: Re: SP 67851 - Engineers Report for Water Issues for Unit 601 & 602

I think that's a bit of a stretch. It's a chicken and egg thing. If the tank wasn't there the ramp would have been constructed differently. It would have been pored as part of the slab instead of on top.  The problem exists because of the construction technique used as a knock on to the requirement for the tank.  200 William was built with Avis as a partner as they occupied the site prior to the buildings construction. 

But it's a long bow to say it's caused by the tank.   If that's the reason your thinking of getting the engineer it would be a stretch. Im still of the belief we can get a couple of quotes from plumbers and cut in a drain fixing the problem for ever with the least cost to the strata.

Matt.

 6/07/2016 1:11 PM, Patrick Rush wrote:

Hi Matt,

I think we need to get clarification form an Engineer to what is in fact causing the water pooling and if this is due to the commercial tank that is attributing to the water then the Owners Corporation approach the commercial strata for rectification.

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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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: Matt Perkins [mailto:matt at spectrum.com.au] 
Sent: Monday, 4 July 2016 8:05 PM
To: Patrick Rush; ec at 200william.com; Marquis BFMS
Subject: Re: 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

 <http://www.stratatitle.com.au/> cid:BEA4112D-982D-40A7-9E7A-95F7B76E7ACE at fritz.box         <http://www.facebook.com/StrataTitleManagement> cid:C9038DE0-22F0-48A5-82C9-2AAA48233316 at fritz.box     <http://www.linkedin.com/company/strata-title-management-stm> cid:E179D377-28C0-4C30-A8C6-AEA7CFCA04E5 at fritz.box     <http://www.twitter.com/STMStrata> cid:1950DB4B-6066-468B-8AD1-875EFBC4D48C at fritz.box     <http://www.pinterest.com/STMStrata> pinterest.png     <http://plus.google.com/+StrataTitleManagemenSydney> google_plus.png

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] 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 | Address:PO Box 2727, Taren Point, NSW 2229

 <http://www.stratatitle.com.au/> <image001.png>         <http://www.facebook.com/StrataTitleManagement> <image002.png>     <http://www.linkedin.com/company/strata-title-management-stm> <image003.png>     <http://www.twitter.com/STMStrata> <image004.png>     <http://www.pinterest.com/STMStrata> <image006.png>     <http://plus.google.com/+StrataTitleManagemenSydney> <image008.png>

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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-- 
/* 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  
*/

-- 
/* 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  
*/

-- 
/* 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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