[200William-EC SP67851] SP 67851 - Level 7 Terrace Flood Testing Results for Water Ingress to Unit 601

Fri Oct 7 12:52:21 AEDT 2016

Thanks for the explanation Patrick.

The email you sent out initially was emailed out to all members of the EC.  May I suggest that we, the EC members, keep each other informed (so that we don’t have to do any unnecessary email chasing) by including all EC members in each person’s response?

It’s taken 2 years since I took the EC to Tribunal over a water penetration matter to my terrace and we’re still awaiting the report for the area above level 7.  As you state below, in the best case scenario, it could take us as short a time as one year to have architect drawings etc to cover the level 7 roof.  I don’t know what method we have to have in order to get this organized but I would like to suggest we put this forward to the EC or call an EGM for owners to look long term at how to maintain the water penetration problems we have from level 7.

Thank you.

From: ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] On Behalf Of Patrick Rush
Sent: Friday, 7 October 2016 11:59 AM
To: ec at 200william.com
Cc: 'Marquis BFMS'
Subject: Re: [200William-EC SP67851] SP 67851 - Level 7 Terrace Flood Testing Results for Water Ingress to Unit 601

Hi Craig,

I have yet to receive the report for the water testing to Unit 602 but should receive this next week for review by the Committee.

Brook & Matt have both emailed me separately advising that they don’t agree with your proposal.

As explained below, to raise the height of the roof, the Owners Corporation would be required to lodge a Development Application with Council. This process from application, specification, drawings and tenders to raise the roof height and enclose Level 7 would likely take anywhere between a year and 3 years to completion depending on the approval and response of the Council to the application.

As this was not part of the scope of work for Strata Engineering Solutions and the majority of the Committee have agreed to proceed with recommendations by the engineers, this is the way forward at this stage.

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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From: Craig Laforest [mailto:cscl at optusnet.com.au] 
Sent: Friday, 7 October 2016 11:33 AM
To: Patrick Rush; ec at 200william.com
Cc: 'Marquis BFMS'
Subject: RE: [200William-EC SP67851] SP 67851 - Level 7 Terrace Flood Testing Results for Water Ingress to Unit 601

Hello Patrick,

Do you have the report for the level 7 area above apartment 602 please?  We already were sent the report for the area above my apartment 601 a couple of weeks ago.

We haven’t had the courtesy of a response from any of the other committee members, other than Robin and Ed about a long-term plan of covering the whole level 7 area.

For the record, based on the previous repairs which were made to the planter boxes (and the failing of the repairs), I still believe covering the whole deck 7 is the best option.

Regards,

Craig Laforest

From: ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] On Behalf Of Patrick Rush
Sent: Friday, 7 October 2016 11:13 AM
To: ec at 200william.com
Cc: 'Marquis BFMS'
Subject: Re: [200William-EC SP67851] SP 67851 - Level 7 Terrace Flood Testing Results for Water Ingress to Unit 601

Dear Committee,

Apologies for the delay, I have requested that Strata Engineering Solutions proceed with the tender process as per the reports recommendations.

I understand that some Committee Members want the obtain quotes for Level 7 to be enclosed but this was not part of the original request and would require a complete, separate process with, specification and tender and would push the repairs and resolution to the water ingress back further.

Tis may also require a Devolvement Application through Council due to the change in structure and raising of the roof height.

There was a majority that elected to proceed with the report and recommendations and at this stage that is the work that is required.

I have advised Strata Engineering Solutions to proceed with the tender process so that a final resolution to the matter can be made.

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

 <http://www.stratatitle.com.au/> cid:BEA4112D-982D-40A7-9E7A-95F7B76E7ACE at fritz.box         <http://www.facebook.com/StrataTitleManagement> cid:C9038DE0-22F0-48A5-82C9-2AAA48233316 at fritz.box     <http://www.linkedin.com/company/strata-title-management-stm> cid:E179D377-28C0-4C30-A8C6-AEA7CFCA04E5 at fritz.box     <http://www.twitter.com/STMStrata> cid:1950DB4B-6066-468B-8AD1-875EFBC4D48C at fritz.box     <http://www.pinterest.com/STMStrata> pinterest.png     <http://plus.google.com/+StrataTitleManagemenSydney> google_plus.png

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] On Behalf Of Craig Laforest
Sent: Wednesday, 28 September 2016 9:19 PM
To: 'Ed Sainsbury'; 'Robin Patrick'
Cc: ec at 200william.com; 'Marquis BFMS'
Subject: Re: [200William-EC SP67851] SP 67851 - Level 7 Terrace Flood Testing Results for Water Ingress to Unit 601

EC:

I refer to the current engineer’s report regarding level 7’s western side and the water penetration problems to apartment 601.

As advised below, based on my experience with flat roofs and the ongoing constant expansion repairs that need to take place, I recommend that we go ahead and request quotations for level 7 to be fully covered by a roof, both on the eastern and western sides of the building.

Today, I went up to level 7 and spoke with the contractor who had conducted water tests on the western side of level 7 (see report).  He advised me that during the water tests on the eastern side of level 7 over the past two days, he has found water penetration, from the entire floor area and the planter boxes.

We have relied on engineer’s reports in the past and they have already cost us $14,000 in “sloppy” repairs above my apartment,  601.

May I again………. highly recommend…………that you look very closely at the option of covering the whole area of level 7 with roofs.

Sincerely,

Craig Laforest

From: Ed Sainsbury [mailto:edsainsbury at ozemail.com.au] 
Sent: Wednesday, 28 September 2016 5:54 PM
To: Robin Patrick
Cc: Craig Laforest; ec at 200william.com; Marquis BFMS
Subject: Re: [200William-EC SP67851] SP 67851 - Level 7 Terrace Flood Testing Results for Water Ingress to Unit 601

Dear EC,

I think that is a great idea to have Level 7 have a roof or some form of shelter and have it as a more usable space for all units.

The other way may be to fill in the planter boxes and have pot plants on a drip system. 

A special levy would be required to update and shelter the roof area. 

Regards,

Edward

Sent from my iPhone

On 28 Sep 2016, at 10:08 AM, Robin Patrick <robin.j.patrick at gmail.com> wrote:

I agree with the proposal. 

Also comfortable with obtaining quotes for roofing level 7 as per Craig's suggestion.

On Tue, Sep 27, 2016 at 4:06 PM, Craig Laforest <cscl at optusnet.com.au> wrote:

To the Committee members,

I spoke with the engineer while he was conducting the water tests and he mentioned that we can expect expansion cracks and membrane failures at least every 6 – 7 years on level 7.

I recommend that we also look at a getting a quote for closing off and putting a roof over the entire eastern and western areas of level 7 including the floors, planter boxes and rotundas, instead of continually making remedial works.  In the 9 years I have lived in my apartment, this is the second time the planter boxes have failed.  This also occurred with water gaining access through the wall along the gym side of level 7 and into my bedroom second bathroom and hallway.

Level 7 is rarely used and I don’t believe that the one event at New Year’s eve justifies the year-long variables we face with weather.

I have lived in several apartments with flat roofs and we always had problems with water leakage.  A roof on an apartment building which has a flat decking area is the most successful and least prone to water penetration.

Craig Laforest

From: ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] On Behalf Of Matt Perkins
Sent: Tuesday, 27 September 2016 2:30 PM
To: Patrick Rush
Cc: ec at 200william.com; Marquis BFMS
Subject: Re: [200William-EC SP67851] SP 67851 - Level 7 Terrace Flood Testing Results for Water Ingress to Unit 601

Thanks Patrick, 

 I vote that we ask the engineer to prepare the scope of work could allnothers please indicate there vote so we can go ahead and get quotes then proceed to the special levy. 

Matt

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/* Matt Perkins

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       Office 1300 133 299     matt at spectrum.com.au

       Fax    1300 133 255     Level 6, 350 George Street Sydney 2000

      SIP 1300137379 at sip.spectrum.com.au

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On 27 Sep. 2016, at 1:47 pm, Patrick Rush <prush at stratatitle.com.au> wrote:

Dear Committee,

Please see attached the report from Strata Engineering Solutions detailing the issues with the water ingress from the terrace are and planter box of Level 7, which is reported as systemic across the whole property.

The planter box requires rectification, along with the failed membrane on the podium area and a minor repair to the balustrade post on the wall to William Street.

Please review the attached and confirm if you would like to proceed with specification so that tenders can be sourced?

Please note that the water testing on the other side, across Unit 602 is being carried out this week and should have this report within a few weeks!

Kind regards,

Patrick Rush

Strata Manager

Phone: (02) 9266 2600 | Email:  <mailto:northshore at stratatitle.com.au> prush at stratatitle.com.au | Address: PO Box 2727, Taren Point, NSW 2229

 <http://www.stratatitle.com.au/> <image001.png>         <http://www.facebook.com/StrataTitleManagement> <image002.png>     <http://www.linkedin.com/company/strata-title-management-stm> <image003.png>     <http://www.twitter.com/STMStrata> <image004.png>     <http://www.pinterest.com/STMStrata> <image006.png>     <http://plus.google.com/+StrataTitleManagemenSydney> <image008.png>

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.

<SP 67851 - Unit 601 Level 7 Terrace Flood Testing Report - 14.09.2016.pdf>

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