[200William-EC SP67851] SP 67851 - Engineers Report for Water Issues for Unit 601 & 602
Patrick Rush
prush at stratatitle.com.au
Wed Jul 6 13:03:52 AEST 2016
Hi Matt & Committee,
I believe that the Engineer, which is a very experienced and the Owner of Strata Engineering Solutions is suitable and can assist with both the water ingress on Level 6 & 7 as well as the pump issue.
If not I believe he will be able to provide a suitable candidate to assist.
Please advise if you would like to go ahead with Matt's option below or the same Engineer for both matters?
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
[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>
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From: ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] On Behalf Of Matt Perkins
Sent: Tuesday, 5 July 2016 10:54 AM
To: ec at 200william.com
Subject: Re: [200William-EC SP67851] SP 67851 - Engineers Report for Water Issues for Unit 601 & 602
Hi All,
If we are going to use an engineer to prepare scope of work. May I Suggest we use a hydraulic expert. As the last engineer we used gave us incorrect advice.
These guys have had experience with both insurance and tribunal matters and I think would be more suited to the problem in the basement.
Matt.
Haimish McGill
Senior Associate
AJ Whipps Consulting Group
2/101 Union Street
McMahons Point, NSW 2060
t 02 8923 8444
f 02 8923 8484
m 0423 290 383
e hmcgill at ajwhipps.com.au<mailto:hmcgill at ajwhipps.com.au>
www.ajwhipps.com.au<http://www.ajwhipps.com.au>
On 5/07/2016 10:33 AM, Matt Perkins wrote:
The last engineer's scope of work (which was wrong) cost us about $2k~ . I guess if we are going down that path again. We need to have a EC vote to decided if we should engage the engineer to prepare a scope of work to cut in a drain to fix the water pooling on P4
I think perhaps the whole job could cost lest then the preparing the scope of work. But then im an electrical engineer not a plumber.
Matt.
On 5/07/2016 10:16 AM, Patrick Rush wrote:
Hi Matt & Committee,
I would agree with Darren in having an Engineer prepare a scope of work and then tendering for the work.
This would mean that all the work completed can be checked off by the Engineer and any issues with such work, can then be resolved by the Engineer.
I would feel more comfortable with an Engineer setting the scope of work particularly if the cost is to be a major cost.
This would be my advice to the Owners Corporation.
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: Matt Perkins [mailto:matt at spectrum.com.au]
Sent: Tuesday, 5 July 2016 8:15 AM
To: Marquis BFMS
Cc: Patrick Rush; ec at 200william.com<mailto:ec at 200william.com>
Subject: Re: SP 67851 - Engineers Report for Water Issues for Unit 601 & 602
Is it possible to get quotes first. We need to sort out if we can even afford it before we start spending money on getting an engineer. The scope of work does not seem that hard. Does it have to be completed by an engineer. That will likely cost 1000's more
Matt
Sent from my iPad
On 5 Jul 2016, at 06:39, Marquis BFMS <marquis at bfms.com.au<mailto:marquis at bfms.com.au>> wrote:
Hi Matt,
In order to install a drain in P4 to catch the pooling water in 602's storage cage and car space 15 we will require approval from an engineer to cut into the basement floor and install a 300mm wide x 200mm deep drain running back to the drainage pit. We would suggest approaching Wayne Costin from Strata Engineering Solutions to assist with this matter.
Kind regards,
Darren Vignes
Building Manager
Marquis Apartments
Sent from my iPhone
On 4 Jul 2016, at 8:05 PM, Matt Perkins <matt at spectrum.com.au<mailto:matt at spectrum.com.au>> wrote:
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
<agpcmiegfbejbdik.png>
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<mailto:prush at stratatitle.com.au> | Address: PO Box 2727, Taren Point, NSW 2229
<mime-attachment.png><http://www.stratatitle.com.au/> <mime-attachment.png><http://www.facebook.com/StrataTitleManagement> <mime-attachment.png> <http://www.linkedin.com/company/strata-title-management-stm> <mime-attachment.png><http://www.twitter.com/STMStrata> <mime-attachment.png><http://www.pinterest.com/STMStrata> <mime-attachment.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: ec-bounces at 200william.com<mailto: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<mailto: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<mailto:matt at spectrum.com.au>
Fax 1300 133 255 Level 6, 350 George Street Sydney 2000
SIP 1300137379 at sip.spectrum.com.au<mailto:1300137379 at sip.spectrum.com.au>
Google Talk MattAPerkins at gmail.com<mailto: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<mailto: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<mailto: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<mailto: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<mailto:prush 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> <http://www.linkedin.com/company/strata-title-management-stm> <image004.png><http://www.twitter.com/STMStrata> <image006.png><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/<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.
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--
/* Matt Perkins
Direct 1300 137 379 Spectrum Networks Ptd. Ltd.
Office 1300 133 299 matt 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<mailto: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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http://200william.com/mailman/listinfo/ec
--
/* Matt Perkins
Direct 1300 137 379 Spectrum Networks Ptd. Ltd.
Office 1300 133 299 matt 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
*/
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