[200William-EC SP67851] SP 67851 - URGENT Tribunal Order for Water Penetration in Unit 601 - CRAIG LAFOREST VS BODY CORPORATE STRATA PLAN 67851
Patrick Rush
prush at stratatitle.com.au
Thu Mar 31 13:40:02 AEDT 2016
Dear Committee,
The building manager has advised as follows:
'We have not carried out any dye test to that area and willing to arrange Unplugged plumbing to carry out the testing. Please advise.'
We request that you confirm urgent instructions as to how you wish to proceed.
Kind regards,
Katie Salim on behalf of
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: ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] On Behalf Of Matt Perkins
Sent: Tuesday, 22 March 2016 5:21 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
I think the building Manager may have done this allready. Can we get some input from the building manager. ?
Matt
On 22/03/2016 4:42 PM, Patrick Rush wrote:
Dear Committee,
As you are aware we had requested Costin Roe Consulting Pty Ltd and Strata Engineering Solutions agree to carry out further testing to Unit 601 and provide the results at no extra cost to the Owners Corporation.
Costin Roe Consulting have replied as follows:
'As this is an external contractor I will have to seek approval from our directors for the payment. As a quicker option I would suggest applying a coloured dye along the northern edge of the terrace and running a hose on it. If the water droplets take on the colour of the dye then it is clear that the water is coming from the terrace.'
Please confirm how you wish to proceed.
Kind regards,
Katie Salim on behalf of
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
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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, 10 March 2016 3:46 PM
To: 'Brook Beves'; 'Barney Kitay'; 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
Dear Committee,
Thank you and I will commence the process below and also make sure to advise the Owner of Unit 601 what action has been taken to date.
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: Brook Beves [mailto:brookbeves at bigpond.com]
Sent: Tuesday, 8 March 2016 7:25 PM
To: 'Barney Kitay'; Patrick Rush; ec at 200william.com<mailto: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
I agree
Brook
________________________________
From: ec-bounces at 200william.com<mailto:ec-bounces at 200william.com> [mailto:ec-bounces at 200william.com] On Behalf Of Barney Kitay
Sent: Tuesday, 8 March 2016 6:18 PM
To: Patrick Rush; ec at 200william.com<mailto: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
Agreed.
Thanks guys
Kind regards
Barney
0400 200 446
Please excuse brevity. Sent from my Samsung Galaxy smartphone.
-------- Original message --------
From: Patrick Rush <prush at stratatitle.com.au<mailto:prush at stratatitle.com.au>>
Date: 08/03/2016 18:34 (GMT+10:00)
To: ec at 200william.com<mailto: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
Dear Committee,
Can you please advise if you agree with Matt and my comments so that I can proceed and advise the Owner of Unit 6021 the plan of action by 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: ec-bounces at 200william.com<mailto:ec-bounces at 200william.com> [mailto:ec-bounces at 200william.com] On Behalf Of Matt Perkins
Sent: Tuesday, 8 March 2016 5:32 PM
To: ec at 200william.com<mailto: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
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
[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: Wednesday, 2 March 2016 4:59 PM
To: ec at 200william.com<mailto: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
[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, 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 19th 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.
The information transmitted is intended only for the person or entity to which it is addressed and may contain confidential and/or privileged material. Any review
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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]<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: Info BFMS [<mailto:%5bmailto:info at bfms.com.au%5d>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
[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: 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
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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 22nd 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)
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email: Lee.Carroll at strataeng.com.au<mailto:Lee.Carroll at strataeng.com.au>
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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]
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