[200William-EC SP67851] SP 67851 - Engineers Report for Water Issues for Unit 601 & 602 and P4
Patrick Rush
prush at stratatitle.com.au
Fri Jul 8 13:22:37 AEST 2016
Dear Committee,
I have issued a work order to Strata Engineering Solutions based on the attached report and will have a specification and tender completed for the water ingress issues on Level 6 & 7.
I have also asked for a solution to the pooling of water on basement Level 4 and have asked the Engineer to contact Darren for a brief on this matter.
The Engineers will be in contact when site access is required for the tender meeting.
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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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: Robin Patrick [mailto:robin.j.patrick at gmail.com]
Sent: Wednesday, 6 July 2016 7:47 PM
To: craig
Cc: Matt Perkins; Patrick Rush; ec at 200william.com; Marquis BFMS; Brook Beves; Ed Sainsbury
Subject: Re: SP 67851 - Engineers Report for Water Issues for Unit 601 & 602 and P4
Hi all,
I am comfortable to go with a recommended engineer. It will be great to keep the momentum on this as I worry about my car sitting over stagnant water in my car space/the basement for so long.
I am also flexible with the date of an EGM during that period.
Many thanks
Robin
On Wed, Jul 6, 2016 at 5:23 PM, craig <cscl at optusnet.com.au<mailto:cscl at optusnet.com.au>> wrote:
I am in agreement to have the same engineer we currently have locked in for levels 6 and 7 to provide us with a layout of what needs to be done in order to find out the source of the P4 water problems.
Thank you Patrick for informing us that we need 2 weeks to have the EGM announced. I don’t believe any of us had been advised of that previously.
Committee members - Can we agree please to lock in the best period asap for this EGM meeting – I will be away from July 28. If we can’t get the quotes for the P4 water problem in prior to this meeting we will have to schedule an additional EGM meeting for that specific problem. I am not prepared to wait indefinitely for level 6 and 7 works to start (Darren had contractors in last week sourcing quotes following the engineer’s report which was sent to each of us last week). If we need to hold two EGMs, so be it.
I have been very patient with the water matter on level 6 and 7 and unless an EGM date is agreed by Friday this week, I will go back to Tribunal and advise them of the situation.
Thank you,
Craig
P.S. Patrick, if you would like to phone me regarding the specific contractors I am referring to, please do so asap.
From: Matt Perkins [mailto:matt at spectrum.com.au<mailto:matt at spectrum.com.au>]
Sent: Wednesday, 6 July 2016 5:04 PM
To: Patrick Rush; 'craig'; ec at 200william.com<mailto:ec at 200william.com>; 'Marquis BFMS'
Cc: robin.j.patrick at gmail.com<mailto:robin.j.patrick at gmail.com>
Subject: Re: SP 67851 - Engineers Report for Water Issues for Unit 601 & 602
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: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: craig [mailto:cscl at optusnet.com.au]
Sent: Tuesday, 5 July 2016 10:43 AM
To: 'Matt Perkins'; Patrick Rush; ec at 200william.com<mailto:ec at 200william.com>; 'Marquis BFMS'
Cc: robin.j.patrick at gmail.com<mailto: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
[cid:image014.png at 01D1D91B.CB59CF20]
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]<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: 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><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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