[200William-EC SP67851] SP 67851 - Engineers Report for Water Issues for Unit 601 & 602
Matt Perkins
matt at spectrum.com.au
Wed Jul 6 17:03:31 AEST 2016
Im Happy to go with an engineer of Patrick's choice if that is the
consensus.
Matt.
On 6/07/2016 1:09 PM, Patrick Rush wrote:
>
> Dear Committee,
>
> Please be advised there is no point in organising an EGM and raising a
> Special Levy without knowing the costs of the rectification.
>
>
> A General Meeting also requires at least 2 weeks notice for all Owners.
>
> Once the Engineer has provided the specification for the required
> rectification, tenders can be sought and then an EGM and special levy,
> if required can be raised.
>
> I am not sure what contractors you are referring to below Craig, but
> it is best to have the Engineer provide a specification and then go to
> tender with contractors of the Engineers choosing. This benefits the
> Owners Corporation as the Engineer would have worked with the
> contractor before and have a good relationship as well as knowing the
> standard of their work.
>
>
> Once the Committee confirm if you would like to use the same of a
> different Engineer for the pooling of water on Basement Level 4, I
> will organise for this specification and tender.
>
> 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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>
> *Important Notice: *Owners should be aware that all correspondence,
> including letters, facsimile transmissions and emails are retained on
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> discretion is advised.
>
> *From:*craig [mailto:cscl at optusnet.com.au]
> *Sent:* Tuesday, 5 July 2016 10:43 AM
> *To:* 'Matt Perkins'; Patrick Rush; ec at 200william.com; 'Marquis BFMS'
> *Cc:* robin.j.patrick at gmail.com
> *Subject:* RE: [200William-EC SP67851] SP 67851 - Engineers Report for
> Water Issues for Unit 601 & 602
>
> 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>
> [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 <mailto: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
> <mailto:prush at stratatitle.com.au> | Address:PO Box 2727, Taren
> Point, NSW 2229
>
> **
>
> cid:BEA4112D-982D-40A7-9E7A-95F7B76E7ACE at fritz.box
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>
> **
>
> *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:northshore at stratatitle.com.au> | Address:PO Box
> 2727, Taren Point, NSW 2229
>
> **
>
> <image001.png>
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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.
>
>
> _______________________________________________
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>
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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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