[200William-EC SP67851] SP 67851 - URGENT Tribunal Order for Water Penetration in Unit 601 - CRAIG LAFOREST VS BODY CORPORATE STRATA PLAN 67851

Matt Perkins matt at spectrum.com.au
Tue Mar 8 17:32:03 AEDT 2016


Thanks Patrick,
  I agree with your bellow comments. Can you also please keep the owner 
of 601 informed as to the direction of further testing to identify the 
water ingress.

I really think any further works that would not have been necessary had 
the ingress been diagnosed correctly by the engineer be covered by the 
engineer's PI insurance.

Matt.


On 8/03/2016 9:56 AM, Patrick Rush wrote:
>
> Dear Committee,
>
> Please see attached invoices which I believe relate directly the 
> inspections and repairs carried out to Unit 601’s balcony and the 
> effervescence that was part of the Fair trading NSW Tribunal Orders 
> for the owners Corporation to repair.
>
> If I am correct and all of the attached invoices including work 
> carried out by Dribuild Concepts Pty Ltd, Robertson’s Painting & 
> Decorating and Strata Engineering Solutions come to a total of $ 
> 24,838.00 including GST.
>
>
> As I believe most of these costs would not have been incurred if 
> Strata Engineering Solutions had originally diagnosed the issue being 
> possibly the planter box above requesting approval to carry out the 
> Electric Field Vector Mapping (EFVM) water testing to ascertain the 
> exact location of the water ingress to Unit 601’s balcony then the 
> Owners Corporation should I believe request for this testing to be 
> carried out an no charge by Strata Engineering Solutions.
>
> If in fact the water ingress is found due to this test then other 
> expenses that have been incurred can be actioned latter but at this 
> stage the most important issue is to resolve and rectify the water 
> ingress issue Unit 601 has on their balcony.
>
>
> Please advise if agree and as the EFVM cost $2,178.00 including GST, I 
> can request this be carried out at no cost due to the previous error 
> in the reporting by Strata Engineering Solutions.
>
> William, can you advise if you have had a response from Lee as to if 
> this test will conclusively identify the source of the water ingress 
> to Unit 601’s balcony? Please also advise if you have any other input 
> and can confirm all the attached invoices are for work on Unit 601’s 
> balcony based on the original report from Strata Engineering Solutions?
>
> 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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> the file of your scheme and may be subject to inspection by owners and 
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>
> *From:*ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] 
> *On Behalf Of *Matt Perkins
> *Sent:* Wednesday, 2 March 2016 4:59 PM
> *To:* ec at 200william.com
> *Subject:* Re: [200William-EC SP67851] SP 67851 - URGENT Tribunal 
> Order for Water Penetration in Unit 601 - CRAIG LAFOREST VS BODY 
> CORPORATE STRATA PLAN 67851
>
> It's my understanding that the common area's that are being referred 
> to is the balcony and water dripping from the balcony edge above onto 
> the balcony used by 601 and Mr Laforests Furniture. Im sure George 
> could confirm if he is still available.
>
> Matt.
>
>
>
>
>  On 2/03/2016 4:26 PM, Patrick Rush wrote:
>
>     Dear Committee,
>
>     Before I go any further and answer Matt’s queries, can you please
>     confirm that the above is the order in which the Owners
>     Corporation are attempting to comply with?
>
>     As, if this is correct, can you confirm that the only items that
>     are being repaired are the water ingress issues into the kitchen
>     area of unit 601 and the common areas, whatever these may be?
>
>
>     I am not sure why references to the balcony and discolouration are
>     being made and why such maintenance needs to be undertaken if the
>     above order is what is being actioned.
>
>
>     Please advise?
>
>     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
>
>     **
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>     *Emailed Communication / Documents Disclaimer*
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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
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>
>     *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, 26 February 2016 2:48 PM
>     *To:* ec at 200william.com <mailto:ec at 200william.com>;
>     lee.carroll at costinroe.com.au <mailto:lee.carroll at costinroe.com.au>
>     *Subject:* Re: [200William-EC SP67851] SP 67851 - URGENT Tribunal
>     Order for Water Penetration in Unit 601 - CRAIG LAFOREST VS BODY
>     CORPORATE STRATA PLAN 67851
>
>     Hi Patrick,
>      It appears from Lee's report that the original advise to paint
>     the surface was incorrect as the source of water was not correctly
>     identified. As a result we will need to not only correctly
>     identify the source of the water but repaint the surface once the
>     true source has been found. I note that the report sites the
>     building manager's report that guided the engineer. I find this a
>     little puzzling as is it not the engineers roll to test the
>     building manages assumptions.
>
>     We have a number of issues here.
>
>     Firstly. There is no money in the budget to investigate this
>     problem further  even though we have been ordered by the tribunal
>     to do so.
>     Secondly. Is there any recourse through PI to recoup any of the
>     money spent due to the incorrect advice.
>     Finally. Is there a mechanism where we can ask the tribunal to
>     re-consider, or extend the time frame which we have to comply
>     given the budget constraints.
>
>     Other then one of the options above I see no other option less
>     then to call a EGM to vote on a Special Levy to fix the water
>     leaks for Apartment 601 once true estimates have been gathered.
>
>     Furthermore what would prevent every apartment in the building
>     requesting this type of water staining be eliminated from their
>     balcony.  Every balcony I have been on in the building including
>     my own has this staining. I know in my case it's from the above
>     apartment's aluminum railing which is full of water slowly
>     dripping through. Fixing these issues for the entire building
>     could add up to many hundreds of thousands of dollars where the
>     problem is only cosmetic and it is to appease one person.
>
>     We are looking to guidance from STM here. So far professional
>     advice has only resulted in more and more money spent with zero
>     gain to the strata and more frustration to the owner of 601.
>
>     In the mean time i suggest we go ahead with the testing as advised.
>     Matt.
>
>
>
>     On 26/02/2016 2:13 PM, Lee Carroll wrote:
>
>         *CO12765.00*
>
>         Hi Patrick/William,
>
>         Please find attached our report subsequent to the site
>         inspection on the 19^th February.
>
>         Should you have any queries please don’t hesitate to contact me.
>
>         Best Regards,
>
>         *Lee Carroll
>         **Senior Engineer (Remedial/Forensic)*
>
>         Image removed by sender.
>
>
>         Strata Engineering Solutions
>
>         A business of Costin Roe Consulting Pty Ltd
>         ABN 50 003 696 446
>
>         Level 1, 8 Windmill Street, Walsh Bay
>         PO Box N419, Sydney, NSW 1220 Australia
>         tel: +61 2 9251 7699 fax: +61 2 9241 3731 mobile:0448 -007-469
>
>         email: Lee.Carroll at strataeng.com.au
>         <mailto:Lee.Carroll at strataeng.com.au>
>
>         web: www.strataeng.com.au <http://www.strataeng.com.au>
>
>         All our other details remain the same
>
>         Postal address:  PO Box N419, Sydney NSW 1220
>
>         Phone: 02-9251 7699     Fax: 02-9241 3731
>
>         Email: mail at costinroe.com.au <mailto:mail at costinroe.com.au>
>         Email: mail at strataeng.com.au
>         <mailto:mail at strataeng.com.au>     Web: www.costinroe.com.au
>         <http://www.costinroe.com.au>
>
>         *Offices in Sydney, Adelaide, Brisbane, Melbourne, Newcastle
>         and Wollongong.*
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>         warrant that the information is free of a virus or any
>
>         other defect or error.
>
>
>         *From:*Patrick Rush [mailto:prush at stratatitle.com.au]
>         *Sent:* Tuesday, 16 February 2016 5:18 PM
>         *To:* 'Info BFMS'; Lee Carroll
>         *Cc:* George Ziri; 'ec at 200william.com <mailto:ec at 200william.com>'
>         *Subject:* RE: SP 67851 - URGENT Tribunal Order for Water
>         Penetration in Unit 601 - CRAIG LAFOREST VS BODY CORPORATE
>         STRATA PLAN 67851
>
>         Hi William,
>
>
>         Craig, the Owner of unit 601 has contacted me and advised that
>         he has returned from overseas and is happy to be contacted to
>         organise the inspection as requested by the Committee.
>
>         Can you please organise and I will advsie Craig you will be in
>         touch to organise?
>
>         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:*Info BFMS [mailto:info at bfms.com.au]
>         <mailto:[mailto:info at bfms.com.au]>
>         *Sent:* Friday, 12 February 2016 9:17 AM
>         *To:* Patrick Rush; 'lee.carroll at costinroe.com.au
>         <mailto:lee.carroll at costinroe.com.au>'
>         *Cc:* George Ziri; 'ec at 200william.com <mailto:ec at 200william.com>'
>         *Subject:* RE: SP 67851 - URGENT Tribunal Order for Water
>         Penetration in Unit 601 - CRAIG LAFOREST VS BODY CORPORATE
>         STRATA PLAN 67851
>
>         Hi Lee
>
>         FYI
>
>         The lot owner Craig is currently away and returning next week.
>
>         For any further queries, please contact our office.
>
>         Kind regards,
>
>         imap://s_matt@mail.spectrum.com.au:993/fetch%3EUID%3E/INBOX%3E328613?header=quotebody&part=1.1.9&filename=image012.png
>
>         *From:*Patrick Rush [mailto:prush at stratatitle.com.au]
>         *Sent:* Thursday, 11 February 2016 3:39 PM
>         *To:* 'lee.carroll at costinroe.com.au
>         <mailto:lee.carroll at costinroe.com.au>'
>         <lee.carroll at costinroe.com.au
>         <mailto:lee.carroll at costinroe.com.au>>
>         *Cc:* George Ziri <georgeziri at bfms.com.au
>         <mailto:georgeziri at bfms.com.au>>; Info BFMS <info at bfms.com.au
>         <mailto:info at bfms.com.au>>; 'ec at 200william.com
>         <mailto:ec at 200william.com>' <ec at 200william.com
>         <mailto:ec at 200william.com>>
>         *Subject:* RE: SP 67851 - URGENT Tribunal Order for Water
>         Penetration in Unit 601 - CRAIG LAFOREST VS BODY CORPORATE
>         STRATA PLAN 67851
>         *Importance:* High
>
>         Hi Lee,
>
>         It has been requested by the Committee that you carry out a
>         further inspection of unit 601 in relation to the below
>         further complaints and attached images.
>
>
>         Can you please organise this inspection with the Building
>         Manager and Craig, the Owner of unit 601 and advsie when you
>         will be completing the inspection once organised.
>
>
>         Please provide a detailed report based on your inspection?
>
>         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
>
>         **
>
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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:*Patrick Rush
>         *Sent:* Thursday, 28 January 2016 1:43 PM
>         *To:* ec at 200william.com <mailto:ec at 200william.com>
>         *Cc:* George Ziri; Info BFMS
>         *Subject:* RE: SP 67851 - URGENT Tribunal Order for Water
>         Penetration in Unit 601 - CRAIG LAFOREST VS BODY CORPORATE
>         STRATA PLAN 67851
>         *Importance:* High
>
>         Dear Committee,
>
>         Please see the below email from Craig, the Owner of Unit 601
>         in relation to the NCAT (Tribunal) Orders for repairs to the
>         areas causing water ingress to the balcony area and other
>         associated maintenance items.
>
>         Please see below answers in red from Craig in relation to Lee
>         from Cost In Roe’s response to attending site to inspect.
>
>
>         Craig is obviously upset with the progress and feels the
>         matter and repairs undertaken late in 2015 have made the issue
>         worse and require urgent attention.
>
>
>         Craig’s has asked me to seek some direction from you about
>         this matter and would like for you to advise the Building
>         Manager, myself and the Engineers to attend to the matter
>         urgently to have further repairs undertaken to stop further
>         water leaking.
>
>         Please advise on the above urgently?
>
>         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:*Lee Carroll [mailto:lee.carroll at costinroe.com.au]
>         *Sent:* Thursday, 21 January 2016 5:03 PM
>         *To:* Info BFMS
>         *Cc:* George Ziri; ec at 200william.com
>         <mailto:ec at 200william.com>; Patrick Rush; Catherine Plane;
>         Wayne E. Costin
>         *Subject:* 12765.00 160121 RE: SP 67851 - URGENT Tribunal
>         Order for Water Penetration in Unit 601 - CRAIG LAFOREST VS
>         BODY CORPORATE STRATA PLAN 67851
>
>         Hi William,
>
>         I have attached some photographs taken on the 22^nd December
>         2015 on my last site visit.
>
>         Whilst the bubbling is worse in your photographs, it is not
>         dramatically so.
>
>         The area of bubbling and water dropping onto my terrace is 3
>         times more than prior to the works being carried out recently
>         by the contractor.  In addition, the water has a dirt/rust
>         colour which is staining everywhere below the overhang.  The
>         water is dropping through at a considerable rate 24/7
>         regardless of whether there is any rain.  This has been the
>         same problem for the last 8 years.
>
>         I would suggest we wait a bit longer before getting the
>         painter back to patch the effected areas.
>
>         The area doesn’t need patching – we need to expose where the
>         water is coming from/through ie its source.
>
>         The bubbling and efflorescence appears to be mostly confined
>         the slab edge which is in keeping with my theory.
>
>         The rust staining on the paint bubbles is concerning as it
>         indicates corrosion of reinforcement in the concrete.
>
>         Again, why would we patch if rust staining is coming through?!
>         Patching cannot be completed quickly enough from the amount of
>         water which is forcing its way through.  As is currently
>         happening patching only sends the water in a different
>         direction within the wall frame and subsequently water drops
>         through from a new area.
>
>         As discussed we had a job in Mosman awhile back with a similar
>         issue. The planter box has seven layers of membrane installed
>         and yet the water persisted. It turned out to be coming under
>         the planter box from the terrace area. There may be a similar
>         issue here, although in my opinion there would should also be
>         water penetration visible on the soffit of the slab as the
>         slab edge if this was the case.
>
>         It should be noted that this is not water penetration into
>         Unit 601. It is merely
>
>         (merely??) water dripping off the slab edge over the balcony,
>         which would be expected anyway, at least when it rains. Again,
>         the water drips constantly 24/7 even when there is NO rain.
>         The issue is the efflorescence and rust staining on the tiles
>         and furniture.
>
>         I have confirmed in previous email correspondence to the
>         Strata Manager that I will take the Body Corporate once taken
>         to Tribunal.  Unless I receive confirmation by February 16
>         that another way of handling this matter is to take place, I
>         will follow through with the Tribunal.
>
>         I have been advised by the representatives of the Tribunal
>         that severe penalties will be charged to the owners if the
>         original order by the Tribunal is not once and for all carried
>         out.
>
>         Craig Laforest
>
>         Best Regards,
>
>         *Lee Carroll
>         **Senior Engineer (Remedial/Forensic)*
>
>         Image removed by sender.
>
>
>         Strata Engineering Solutions
>
>         A business of Costin Roe Consulting Pty Ltd
>         ABN 50 003 696 446
>
>         Level 1, 8 Windmill Street, Walsh Bay
>         PO Box N419, Sydney, NSW 1220 Australia
>         tel: +61 2 9251 7699 fax: +61 2 9241 3731 mobile:0448 -007-469
>
>         email: Lee.Carroll at strataeng.com.au
>         <mailto:Lee.Carroll at strataeng.com.au>
>
>         web: www.strataeng.com.au <http://www.strataeng.com.au>
>
>         All our other details remain the same
>
>         Postal address:  PO Box N419, Sydney NSW 1220
>
>         Phone: 02-9251 7699     Fax: 02-9241 3731
>
>         Email: mail at costinroe.com.au
>         <mailto:mail at costinroe.com.au>     Email:
>         mail at strataeng.com.au <mailto:mail at strataeng.com.au> Web:
>         www.costinroe.com.au <http://www.costinroe.com.au>
>
>         *Offices in Sydney, Adelaide, Brisbane, Melbourne, Newcastle
>         and Wollongong.*
>
>         The information transmitted is intended only for the person or
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>         other defect or error.
>
>
>         *From:*Info BFMS [mailto:info at bfms.com.au]
>         *Sent:* Thursday, 21 January 2016 2:49 PM
>         *To:* Lee Carroll
>         *Cc:* George Ziri; ec at 200william.com
>         <mailto:ec at 200william.com>; 'Patrick Rush'
>         *Subject:* RE: SP 67851 - URGENT Tribunal Order for Water
>         Penetration in Unit 601 - CRAIG LAFOREST VS BODY CORPORATE
>         STRATA PLAN 67851
>
>         Hi Lee
>
>         As discussed, please see attached photos of the water
>         penetration in apartment 601 for your reference.
>
>         Please advise.
>
>         For any further queries, please contact our office.
>
>         Kind regards,
>
>         cid:6A8252DA-84F2-422D-B1D7-A42A394B82EA at Home
>
>
>
>
>
>         _______________________________________________
>
>         EC mailing list
>
>         EC at 200william.com <mailto:EC at 200william.com>
>
>         http://200william.com/mailman/listinfo/ec
>
>
>
>
>
>     -- 
>
>     /* 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
>
>     */
>
>
>
>
>     _______________________________________________
>
>     EC mailing list
>
>     EC at 200william.com <mailto:EC at 200william.com>
>
>     http://200william.com/mailman/listinfo/ec
>
>
>
>
> -- 
> /* 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
> */
>
>
> _______________________________________________
> 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
*/

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