[200William-EC SP67851] SP 67851 - Engineers Report for Water Issues for Unit 601 & 602
Robin Patrick
robin.j.patrick at gmail.com
Fri Jul 8 12:29:51 AEST 2016
Hi all,
Just two items I just wanted to clarify:
1. As we all agree, are we in a position now to engage the engineers for
the quotes regarding the water issues stemming from the roof and in the
basement/car park? Is there a hurdle that is stopping this? Next steps?
2. Does anyone have any objections if I ask Darren to gather more facts
about remote controls for the garage door. I understand the recommendations
that were made previously by the police but I would like to understand the
cost implications and also the pros and cons to represent back to the EC.
Over the last 2 months I have had to call the police twice as there have
been people lurking and shooting up next to the garage door, hiding in the
stairwell as you pull in. It wasn't until I was hanging out of my car on
one instance that I saw them come out. It scared the life out of me and
every-time I pull in late I am now worried about being car jacked as I open
my window/step out to hit the sensor. Again, I would just like to gather
more facts to present back to the EC to have a conversation with all the
detail available.
Thanks
Robin
On Wed, Jul 6, 2016 at 5:03 PM, Matt Perkins <matt at spectrum.com.au> wrote:
> 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: <northshore at stratatitle.com.au>
> prush at stratatitle.com.au | Address: PO Box 2727, Taren Point, NSW 2229
>
>
>
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>
>
>
> *Emailed Communication / Documents Disclaimer*
>
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> when relating to a client matter.
>
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> 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:* craig [mailto:cscl at optusnet.com.au <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
> <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>
> prush at stratatitle.com.au | Address: PO Box 2727, Taren Point, NSW 2229
>
>
>
> [image: cid:BEA4112D-982D-40A7-9E7A-95F7B76E7ACE at fritz.box]
> <http://www.stratatitle.com.au/> [image:
> cid:C9038DE0-22F0-48A5-82C9-2AAA48233316 at fritz.box]
> <http://www.facebook.com/StrataTitleManagement> [image:
> 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]
> <http://www.twitter.com/STMStrata> [image: pinterest.png]
> <http://www.pinterest.com/STMStrata> [image: 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 –
> <http://www.stratatitle.com.au/disclaimer/>
> 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>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>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>
> 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>
> 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>
> <http://www.linkedin.com/company/strata-title-management-stm>
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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 –
> <http://www.stratatitle.com.au/disclaimer/>
> 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.
>
>
>
>
> _______________________________________________
> EC mailing list
> EC at 200william.com
> http://200william.com/mailman/listinfo/ec
>
>
>
> _______________________________________________
> EC mailing list
> EC at 200william.com
> 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
>
> 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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