[200William-EC SP67851] SP 67851 - URGENT Variations 2 & 3 Request for Approval & Meeting Minutes 07.07.17

Tue Aug 1 18:48:59 AEST 2017

Hello Patrick,

I've looked at the numbers and don't understand why there is only a $3900 +
GST difference approximately between the two quotes from Preservation
Technology.

1.  Your email today (Aug01) states the cost for the extra membrane works
(without taking out plants/soil nor replanting plants/soil) is $56,700 + GST
approx

2. Your email dated July 25 states the cost for the extra membrane works
(includes taking out and replacing plants/soil) is $60,600 + GST approx

The difference we are saving on point one is only $3,900 + GST approx. to
have someone else to take out the soil/plants and replace them.

I'm stunned that the difference is so small considering the taking
out/replacement of soil/plants is such a long process.  Would you please ask
Preservation Technology to explain why this is the case,  as soon as
possible and get back to the EC.

Thanks and regards,
Craig Laforest

From: ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] On Behalf
Of Patrick Rush
Sent: Tuesday, 1 August 2017 6:16 PM
To: ec at 200william.com
Cc: 'Marquis'
Subject: Re: [200William-EC SP67851] SP 67851 - URGENT Variations 2 & 3
Request for Approval & Meeting Minutes 07.07.17
Importance: High

Dear Committee,

Please see the amended variation if the soil and plants were to be removed
from both planter boxes, waterproofing carried out but no soil or plants
replaced -

Preservation Technology have provided the following:

*	Additional cost to remove and replace on completion the remaining
plants and soil, prepare the substrate and install a 2 layer bitumen torch
on membrane system to terrace above unit 601 - $23,317 + GST.
*	Additional cost to remove and replace on completion the remaining
plants and soil, prepare the substrate and install a 2 layer bitumen torch
on membrane system to terrace above unit 602 - $33436 + GST

Can you please advise if you are happy to approve the above variations to
the original contract or would you prefer to have this matter added to the
AGM Agenda for the meeting to be held Wednesday 23rd August 2017?

Note that if the decision is held over to the AGM that no further works will
proceed.

Kind regards,

Patrick Rush

Senior Community Manager

Phone: (02) 9266 2600 | Direct Phone: (02) 9266 2695 | 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: Tuesday, 25 July 2017 10:18 PM
To: Patrick Rush <prush at stratatitle.com.au>; ec at 200william.com
Cc: 'Marquis' <Marquis at bfms.com.au>
Subject: RE: [200William-EC SP67851] SP 67851 - URGENT Variations 2 & 3
Request for Approval & Meeting Minutes 07.07.17

Patrick and EC,

Please see my responses below to Patrick's email.

Regards,
Craig Laforest

From: ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] On Behalf
Of Patrick Rush
Sent: Tuesday, 25 July 2017 10:25 AM
To: ec at 200william.com
Cc: 'Marquis'
Subject: Re: [200William-EC SP67851] SP 67851 - URGENT Variations 2 & 3
Request for Approval & Meeting Minutes 07.07.17

Hi Craig,

Please see my responses below to your queries/statements which have
previously been answered -

1.	Non-evasive plants can be chosen and planted in the planter box that
should not affect the waterproofing in the planter box. This can also be
assisted by a gardener continually trimming the plants to ensure the roots
do not grow further and damage the waterproofing. A
landscaper/horticulturist will be able to assist with the finer details.

Any storage area for water from rain or a sprinkler system, which the box
area of the plants basically are, provide a definite build-up and as we've
seen over time, the membrane simply doesn't withstand the water.. and
penetration occurs.  This is the second time in the 10 years I have been
living in the Marquis that the planter boxes have failed.  Why even put
plants and soil back in, only to have them taken out the next time the
membrane fails? The cost of taking the soil and the plants out is extremely
high and we simply cannot afford to keep doing this every 5 years.

2.	These items cannot be removed with a Special resolution at a General
Meeting as this would be a change/amendment to common property.

Then lets sort out how to get them at whatever meeting is required.  What
meeting do we need to get them out?  The combination of flat roofs on
apartments and planter boxes simply don't work together.

3.	This would likely require a Development Application and would also
require a Special Resolution at a General Meeting.

Let's investigate this for the future.  In 5 years time, we will most
probably run up against the same problem we've had for the last ten years
(with 2 planter boxes completely being resurfaced) and at an increased cost.
The water penetration issue from level 7 onto my terrace has been a
nightmare for 10 years and having gone through this problem twice, I'll have
no other option than to go back to Tribunal to deal with the matter
immediately.

Items 2 & 3 are not items that can be actioned quickly, these would take
some time to approve and have carried out.

Then let's get them actioned as soon as we can.

Kind regards,

Patrick Rush

Senior Community Manager

Phone: (02) 9266 2600 | Direct Phone: (02) 9266 2695 | 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: Tuesday, 25 July 2017 8:37 AM
To: ec at 200william.com; Patrick Rush <prush at stratatitle.com.au>
Subject: Amendments to my email sent yesterday July 25, 2017 re level 7
works

To the EC,

We have just received an updated quote from Preservation Technologies to
'complete' the extra works on level 7. Once again, I will state for the
record.. to replant is ridiculous.

We went through this problem 7 years ago and will most probably go through
the same issue in another 7 years..at a similar cost (original cost as per
Preservation Technologies first quote, PLUS the cost of now taking out the
extra 2/3 of planter boxes above apartments 601 and 602 and redepositing
plants/soil and extra membrane) ..if soil is tossed back in and plants are
added.  Expansion, cracking and water are the worst elements for planter
boxes.  Everyone has heard some sort of story that it is not effective to
cover roofs with planter boxes.

Also, repairing split pipes for the sink and BBQ which are NEVER used on
level 7, is really not worthy of consideration.

My recommendations:

1) Do not replant in the planter boxes

2) Remove the BBQ and Sink

3) Engage an engineer/obtain city permits to cover level 7 (as soon as
possible in the future) to protect our building investment from future
rain/water and sun damage.

I recommend further that we discuss this matter urgently before further
works resume.

Craig Laforest

From: ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] On Behalf
Of Matt Perkins
Sent: Monday, 24 July 2017 11:15 AM
To: ec at 200william.com
Subject: Re: [200William-EC SP67851] SP 67851 - URGENT Variations 2 & 3
Request for Approval & Meeting Minutes 07.07.17

Hi Patrick,
 Thanks for the follow up. I agree with the engineer that we are better off
going for 2 Layer Torch on so as to improve the life. We previously got less
then 10 years out of the Liquid for the cost It would be nice to get a
longer period. 

Thanks for trying to save us some money Patrick on re-establishing the
garden. We can use every saving we can. 

Matt.

On 24/7/17 10:58 am, Patrick Rush wrote:

Dear Committee,

Please see below the responses from the questions posed by Craig from the
Engineers that I received on Friday 21st July 2017 -

1.	Can we get comment from the engineer on their recommendation torch
on vs liquid membrane? 

          The liquid membrane is suitable but the torch on membrane offers a
longer lifespan.

2.	Refer to the tenders which Patrick Rush sent to us on Dec01, 2016  -
the differences in how much soil/plants had to be taken out vary
significantly in size and cost. Based on what is in green below, all planter
boxes should be emptied and new membrane put in. The existing planter box
membrane has been proven to be deteriorated

I have just spoken with Chris, the contractor from Preservation
Technologies, and he has advised me that he has been told by the Engineer to
only take out 5 metres of the plants from level 7 instead of the full
length.  He is stunned, as am I, as to why only 5 metres is to be taken out
and a new membrane put down on this length only.  I have stalactites hanging
toward the other end of the planter box, nowhere near the area where plants
have been taken out.  Can you investigate and explain please asap.

The planter boxes were flood tested by Cutler and Wright at the start of the
year and found to not cause any leaks into the below units. Only 5m of the
planters were removed to physically examine the condition of the
waterproofing. If the waterproofing was found to be adequate no further work
would be needed, saving the SC from these additional cost. However, the
physical examination of the planter boxes showed the waterproofing has in
fact deteriorated and would need replacement. Therefore this has been added
to the meeting minutes as a consideration for the SC. The SC can decide if
they would like to proceed with waterproofing the planter boxes at a
variation cost to be provided by Prestech. 

          Preservation Technology have provided the following:

*	Additional cost to remove and replace on completion the remaining
plants and soil, prepare the substrate and install a 2 layer bitumen torch
on membrane system to terrace above unit 601 - $25,237 + GST.
*	Additional cost to remove and replace on completion the remaining
plants and soil, prepare the substrate and install a 2 layer bitumen torch
on membrane system to terrace above unit 602 - $35,356 + GST

3.	What does our engineer suggest we do for 2 or 3 layer torchings?

          I suggest the two layer for cost reasons only.

I have requested an urgent quote for just removing the soil form the planter
boxes and undertaking the waterproofing rectification as it is likely less
expensive to have a landscaper/gardener reinstate the planter boxes as per
the discussion on site during their meeting to approve Preservation
Technologies tender.

I will advise on the amended quotes from the above once received from
Preservation Technologies through the Engineers.

Kind regards,

Patrick Rush

Senior Community Manager

Phone: (02) 9266 2600 | DirectPhone: (02) 9266 2695 | Email:
prush at stratatitle.com.au <mailto:northshore at stratatitle.com.au>  | Address:
PO Box 2727, Taren Point, NSW 2229

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within your scheme. As such author discretion is advised.

From: Craig Laforest [mailto:cscl at optusnet.com.au] 
Sent: Monday, 17 July 2017 4:29 PM
To: Patrick Rush  <mailto:prush at stratatitle.com.au>
<prush at stratatitle.com.au>
Cc: ec at 200william.com
Subject: FW: [200William-EC SP67851] SP 67851 - URGENT Variations 2 & 3
Request for Approval & Meeting Minutes 07.07.17

Hello Patrick,

You mentioned that you would have a response to the request below by last
Friday to send to us. Would you please advise where we stand with this
important matter and also when the works on P4 will commence around my and
Robin Patrick's car and storage spaces.

Thank you,
Craig Laforest

From: ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] On Behalf
Of Patrick Rush
Sent: Thursday, 13 July 2017 4:54 PM
To: ec at 200william.com
Subject: Re: [200William-EC SP67851] SP 67851 - URGENT Variations 2 & 3
Request for Approval & Meeting Minutes 07.07.17

Hi Craig & Matt,

I have sent your queries to the Engineers to have a response back to you by
tomorrow.

Kind regards,

Patrick Rush

Senior Community Manager

Phone: (02) 9266 2600 | DirectPhone: (02) 9266 2695 | 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: ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] On Behalf
Of Craig Laforest
Sent: Tuesday, 11 July 2017 6:38 PM
To: 'Matt Perkins' <matt at spectrum.com.au>; ec at 200william.com
Subject: Re: [200William-EC SP67851] SP 67851 - URGENT Variations 2 & 3
Request for Approval & Meeting Minutes 07.07.17

Hello Patrick and EC members,

I recommend the following:

1.  Refer to the tenders which Patrick Rush sent to us on Dec01, 2016  - the
differences in how much soil/plants had to be taken out vary significantly
in size and cost. Based on what is in green below, all planter boxes should
be emptied and new membrane put in. The existing planter box membrane has
been proven to be deteriorated...this was exactly the same situation about 5
years ago.  Ridiculous that our engineer (after visiting my home at least 3
times) and seeing stalactites all the way along the edge of the overhang,
didn't state to each of the companies which submitted tenders that all the
planter boxes should be emptied and new membrane installed.

2. I do not agree with Matt that all north facing balconies need to be
repaired.  We have had notice of one recently and we should treat each
separately as each becomes critical.   Are there any other balconies which
are in a dire situation? I haven't heard of any.  Have you Patrick been
informed of any?

3. What does our brilliant engineer suggest we do for 2 or 3 layer torchings
(below)?  I'm not an expert in this regard.

Would all kind members of the EC respond asap.  

Regards,

Craig Laforest

I have just spoken with Chris, the contractor from Preservation
Technologies, and he has advised me that he has been told by the Engineer to
only take out 5 metres of the plants from level 7 instead of the full
length.  He is stunned, as am I, as to why only 5 metres is to be taken out
and a new membrane put down on this length only.  I have stalactites hanging
toward the other end of the planter box, nowhere near the area where plants
have been taken out.  Can you investigate and explain please asap.

The planter boxes were flood tested by Cutler and Wright at the start of the
year and found to not cause any leaks into the below units. Only 5m of the
planters were removed to physically examine the condition of the
waterproofing. If the waterproofing was found to be adequate no further work
would be needed, saving the SC from these additional cost. However, the
physical examination of the planter boxes showed the waterproofing has in
fact deteriorated and would need replacement. Therefore this has been added
to the meeting minutes as a consideration for the SC. The SC can decide if
they would like to proceed with waterproofing the planter boxes at a
variation cost to be provided by Prestech. 

From: ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] On Behalf
Of Matt Perkins
Sent: Tuesday, 11 July 2017 5:17 PM
To: ec at 200william.com
Subject: Re: [200William-EC SP67851] SP 67851 - URGENT Variations 2 & 3
Request for Approval & Meeting Minutes 07.07.17

Hi Patrick,
 Can we get comment from the engineer on their recommendation torch on vs
liquid membrane.  Also how does this sit within the budget given the works
on P4 and also very likely works to all the north facing balcony's. 

Can we also get approval from the rest of the group regarding the engineers
inspection of the north facing balcony's which seem to have the same problem
as the roof. 

Matt

On 11/7/17 5:06 pm, Patrick Rush wrote:

Dear Committee,

See attached the minutes of the meetings on site by Strata Engineering
Solutions.

The 1st set of minutes state that a variations was required on the
demolition costs due to the additional work required to dispose of building
material such as insulation, chicken wire, etc. As stated below and in the
attached minutes this variation was required and the cost is highlighted
below in blue as being $8,500.00 + GST (Variation 1).

The 2nd set of minutes states that an additional variation will be required
for the membrane to be installed on the podium as it was originally thought
the membrane installed was not a torch on membrane and a cheaper option
could be installed.

Please review the below information, highlighted in green and confirm if you
would prefer to go with Variation 2 or 3 for a torch on membrane with the
only difference being the life span of the membrane for an additional layer
for double the price?

Variation 2 -Extra over cost to install 2 layer torch on membrane instead of
liquid membrane would be $4,981 + GST 

Variation 3 - Extra over cost to install 3 layer torch on membrane instead
of liquid membrane would be $8,331 + GST 

At this stage and until a decision on the above is made work at the property
has ceased.

Paul McKay will be attending the property in the coming days to provide
further feedback on the planter boxes and if the waterproofing in these is
required to be rectified.

Please urgently advise on the above which will ultimately cause the attached
schedule to be ameneded again?

Kind regards,

Patrick Rush

Senior Community Manager

Phone: (02) 9266 2600 | DirectPhone: (02) 9266 2695 | Email:
prush at stratatitle.com.au <mailto:northshore at stratatitle.com.au>  | Address:
PO Box 2727, Taren Point, NSW 2229

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scheme and may be subject to inspection by owners and residents within your
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From: Patrick Rush [mailto:prush at stratatitle.com.au] 
Sent: Tuesday, 11 July 2017 12:29 PM
To: Tanaz Dhondy  <mailto:tanaz.dhondy at costinroe.com.au>
<tanaz.dhondy at costinroe.com.au>
Cc: Paul McKay  <mailto:paul.mckay at costinroe.com.au>
<paul.mckay at costinroe.com.au>; Darren Vignes  <mailto:marquis at bfms.com.au>
<marquis at bfms.com.au>
Subject: SP 67851 - URGENT Variations 2 & 3 Request for Approval & Meeting
Minutes 07.07.17
Importance: High

Hi Tanaz,

Before I send the below and attached to the Committee, can you please
confirm the cost of Variation 1 and what this was for?

Cost for disposal of the additional building material (i.e. insulation,
chicken wire and drainage cell) $8,500+GST

Can you provided an updated work schedule?

Prestech will update their work schedule based on the SC determining what
work they would like us to proceed with. 

Can you also advise on the below comments from an Owner that received
yesterday -

I have just spoken with Chris, the contractor from Preservation
Technologies, and he has advised me that he has been told by the Engineer to
only take out 5 metres of the plants from level 7 instead of the full
length.  He is stunned, as am I, as to why only 5 metres is to be taken out
and a new membrane put down on this length only.  I have stalactites hanging
toward the other end of the planter box, nowhere near the area where plants
have been taken out.  Can you investigate and explain please asap.

The planter boxes were flood tested by Cutler and Wright at the start of the
year and found to not cause any leaks into the below units. Only 5m of the
planters were removed to physically examine the condition of the
waterproofing. If the waterproofing was found to be adequate no further work
would be needed, saving the SC from these additional cost. However, the
physical examination of the planter boxes showed the waterproofing has in
fact deteriorated and would need replacement. Therefore this has been added
to the meeting minutes as a consideration for the SC. The SC can decide if
they would like to proceed with waterproofing the planter boxes at a
variation cost to be provided by Prestech. 

Kind regards,

Patrick Rush

Senior Community Manager

Phone: (02) 9266 2600 | DirectPhone: (02) 9266 2695 | Email:
prush at stratatitle.com.au <mailto:northshore at stratatitle.com.au>  | Address:
PO Box 2727, Taren Point, NSW 2229

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Important Notice:  Owners should be aware that all correspondence, including
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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: Tanaz Dhondy [mailto:tanaz.dhondy at costinroe.com.au] 
Sent: Friday, 7 July 2017 6:37 PM
To: 'Marquis' <Marquis at bfms.com.au>; Patrick Rush <prush at stratatitle.com.au>
Cc: Paul McKay <paul.mckay at costinroe.com.au>; Kristine Naylor
<knaylor at smartercommunities.com.au>
Subject: Meeting Minutes 07.07.17

CO12765.00

200 Willliam St, Woolloomooloo

Hi Patrick/Darren,

Please see attached meeting minutes from today's meeting.

Regards,

Tanaz 

Best Regards,

Tanaz Dhondy
Design Engineer 

Image removed by sender.

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:0474 442 667

email: tanaz.dhondy at costinroe.com.au
web: www.costinroe.com.au

Postal address:  PO Box N419, Sydney NSW 1220

Phone: 02-9251 7699     Fax: 02-9241 3731

Email:  <mailto:mail at costinroe.com.au> mail at costinroe.com.au     Email:
<mailto:mail at strataeng.com.au> mail at strataeng.com.au     Web:
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From: Tanaz Dhondy 
Sent: Friday, 7 July 2017 9:29 AM
To: 'patrick1366 at hotmail.com' <patrick1366 at hotmail.com>; 'Marquis'
<Marquis at bfms.com.au>
Cc: Paul McKay <paul.mckay at costinroe.com.au>
Subject: FW: SP67851 Terrace Remediation - meeting minutes 28 June 

Hi Patrick/Darren,

Can you please pass on the variation cost of applying a torch-on membrane to
the terrace slab, as per the prices below. The amounts provided by Prestech
is an addition to the current contract sum. 

V2 includes 2 layers of torch-on membrane, while V3 is 3 layers of torch-on
membrane; with the only different being an additional service life.

The scope has specified a liquid membrane. Given that a torch-on membrane
was found on the slab after demolition we have decided to consider this
option, and would also potentially have a longer manufacturers warrantee. If
the SC could please advise if they would like us to proceed with this
variation, and if so which option, or maintain the current scope with the
liquid applied membrane?

Is there any further update on whether the SC have decided to reinstate the
insulation on the terrace slab?

Regards,

Tanaz

Best Regards,

Tanaz Dhondy
Design Engineer 

Image removed by sender.

Costin Roe Consulting Pty Ltd
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tel: +61 2 9251 7699 fax: +61 2 9241 3731 mobile:0474 442 667

email: tanaz.dhondy at costinroe.com.au
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Email:  <mailto:mail at costinroe.com.au> mail at costinroe.com.au     Email:
<mailto:mail at strataeng.com.au> mail at strataeng.com.au     Web:
<http://www.costinroe.com.au/> 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

retransmission, dissemination, or other use of, or taking of any action in
reliance upon, this information by persons or entities other than the
intended recipient is

prohibited.  If you receive this in error, please contact the sender and
delete the material from any computer.  It is the duty of the recipient to
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Costin Roe Consulting Pty Ltd does not warrant that the information is free
of a virus or any

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From: John Ligas [mailto:jl at prestech.com.au] 
Sent: Monday, 3 July 2017 10:29 AM
To: Tanaz Dhondy <tanaz.dhondy at costinroe.com.au>
Subject: RE: SP67851 Terrace Remediation - meeting minutes 28 June 

Hi Tanaz

Please find below variation cost you requested.

V2-Extra over cost to install 2 layer torch on membrane instead of liquid
membrane would be 

$4,981 + GST 

V3- Extra over cost to install 3 layer torch on membrane instead of liquid
membrane would be 

$8,331 + GST 

Regards,

John Ligas

Project Manager

new-logo

abn :: 121 107 519 18
 m :: 0412 787 545
 p :: 02 8565 7777
 f :: 02 8565 7755
 e :: jl at prestech.com.au
 w :: www.prestech.com.au <http://www.preservetech.com.au/> 

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-- 
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                                   Level 6, 350 George Street Sydney 2000
        Spectrum Networks is a member of the Communications Alliance & TIO  
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