[200William-EC SP67851] FW: SP 67851 - Responses Owners Queries About Top Level Rectification Due to Water Ingress

Thu Feb 23 09:28:04 AEDT 2017

Hello Patrick,

I am in agreement with each of the 3 points raised in Paul's email.

Please note I also consider it wise to ensure that once all the plants are
taken out that we wait at least a couple of weeks until new plants are put
into the boxes to ensure there is no water coming through from the new
membrane.

Regards,
Craig Laforest

From: ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] On Behalf
Of Patrick Rush
Sent: Wednesday, 22 February 2017 11:23 AM
To: ec at 200william.com
Cc: 'Marquis'
Subject: [200William-EC SP67851] FW: SP 67851 - Responses Owners Queries
About Top Level Rectification Due to Water Ingress
Importance: High

Dear Committee,

Please see the below response from Prestech in relation to the approved work
to Level 7 to stop any further water ingress to the top level Lots.

Can you please confirm you agree with the below and advise on each matter if
you agree?

In relation to the plants please confirm if you would like the removed
plants taken away and the Owners Corporation then have landscaper quote on
planting of non-invasive alternate plants when the other rectification work
by Prestech is completed?

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

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: Paul McKay [mailto:paul.mckay at costinroe.com.au] 
Sent: Tuesday, 14 February 2017 3:15 PM
To: Patrick Rush <prush at stratatitle.com.au>
Cc: EJ Dela Cruz <edelacruz at stratatitle.com.au>; Tanaz Dhondy
<tanaz.dhondy at costinroe.com.au>
Subject: RE: SP 67851 - Owners Queries About Top Level Rectification Due to
Water Ingress

Hi Patrick,

I have emailed and subsequently spoken to Preservation Technology.

1)      There is no change in cost in regards to the full removal of the
plants versus keeping them on site and reinstating them.

2)      Due to their present work load (busy) they are not in a position to
lower their cost.

3)      Based on contract execution of 15/03/2017, their start date would be
early May.

Can you advise if we should proceed based on their submitted tender cost of
$182,149 (incl. GST) and start date in early May?

Regards,

Paul

From: Patrick Rush [mailto:prush at stratatitle.com.au] 
Sent: Wednesday, 8 February 2017 1:18 PM
To: Paul McKay <paul.mckay at costinroe.com.au>
Cc: EJ Dela Cruz <edelacruz at stratatitle.com.au>; Tanaz Dhondy
<tanaz.dhondy at costinroe.com.au>
Subject: RE: SP 67851 - Owners Queries About Top Level Rectification Due to
Water Ingress
Importance: High

Hi Paul,

I am happy to be led by you as the Engineer for the project and agree with
another contractor completing the landscaping and only the soil being
replaced by Prestech.

On the membrane matter, please advise the best option and approach Prestech
and advise on their responses so that I can finalise the work and issue work
orders for Prestech to undertake the rectification as well as agreement for
you to Project Manage the rectifications?

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

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: Paul McKay [ <mailto:paul.mckay at costinroe.com.au>
mailto:paul.mckay at costinroe.com.au] 
Sent: Friday, 3 February 2017 5:24 PM
To: Patrick Rush < <mailto:prush at stratatitle.com.au>
prush at stratatitle.com.au>
Cc: EJ Dela Cruz < <mailto:edelacruz at stratatitle.com.au>
edelacruz at stratatitle.com.au>; Tanaz Dhondy <
<mailto:tanaz.dhondy at costinroe.com.au> tanaz.dhondy at costinroe.com.au>
Subject: RE: SP 67851 - Owners Queries About Top Level Rectification Due to
Water Ingress

Hi Patrick,

Thank you for your email. My response in red below:

I can confirm the Owners Corporation would like you to approach Prestech for
the 2 below points but would also like you to confirm that it is necessary
to remove all tiles from above Unit 602?

In relation to my point in the previous email:

1)   The tender document states:

"Reinstate the existing plants and soil" - This means that if the Owners
Corporation would like to have new plants placed in the planter boxes it
would cost more as this was not included in the tender. We can revise the
contract to say, contractor to reinstate the soil, landscaping by other.
Please advise? A minor cost saving.

2)   The Andersal Warranty Extension Clause states: "warranty of workmanship
period to 10 years for structural work". As stated in Tanaz previous email
on the 8/12/2016, this warranty will not extend to this type of work as it
is non structural.

3)   We have recommended that the tiles to terrace area above 602 are
replaced following the flood testing of this area. Although no water leaks
were found within the unit, water is entering the cavity of the wall and
onto the face via the weep holes. The condition of the membrane and age is
unknown, but I would suspect it was done at a similar time to the podium
over unit 601 which showed water ingress when flood tested. It will be a
matter of time before it degrades further over unit 602. Water in the cavity
wall will affect the durability of wall ties/brick, there is a lot of water
entering the cavity, this is not ideal.

To address the above we have 2 options:

1)   Go with the original contract and amend to reinstate the soil only.

2)   Add the membrane repair over unit 602 as a Provisional sum and put an
allowance in for the contractor to lift some perimeter tiles and for us to
inspect the membrane.

1 is the preferred, option 2 would be good if we suspected the membrane to
be in good condition however in our opinion it is very likely to be degraded
based on the flood testing.

At this stage, we can contact Prestech  as the preferred contractor and
provide a revised Schedule of Prices they can amend easily.

Please advise on the above and below and confirm when Prestech will be able
to confirm if I can execute the contract on the 15/03/2017 ad provide
financial statements so they can organise the HOWi?

Once the above is confirmed I will get onto Prestech early next week.

Please feel free to call and discuss.

Kind regards,

Paul

From: Patrick Rush [ <mailto:prush at stratatitle.com.au>
mailto:prush at stratatitle.com.au] 
Sent: Friday, 3 February 2017 1:50 PM
To: Paul McKay < <mailto:paul.mckay at costinroe.com.au>
paul.mckay at costinroe.com.au>
Cc: EJ Dela Cruz < <mailto:edelacruz at stratatitle.com.au>
edelacruz at stratatitle.com.au>; Tanaz Dhondy <
<mailto:tanaz.dhondy at costinroe.com.au> tanaz.dhondy at costinroe.com.au>
Subject: RE: SP 67851 - Owners Queries About Top Level Rectification Due to
Water Ingress
Importance: High

Hi Paul,

Apologies, just been flat out this week.

The Owners Corporation agreed to proceed with Presetech to carry out the
necessary repairs and the time for the work to be undertaken has already
passed as per the NCAT Orders so if the rectification can be organised as
soon as possible.

The Owners Corporation will have the funds in full by 15/03/2017 when the
1st part of the special levy is due.

I can confirm the Owners Corporation would like you to approach Prestech for
the 2 below points but would also like you to confirm that it is necessary
to remove all tiles from above Unit 602?

Please advise on the above and below and confirm when Prestech will be able
to confirm if I can execute the contract on the 15/03/2017 ad provide
financial statements so they can organise the HOWi?

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

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: Paul McKay [ <mailto:paul.mckay at costinroe.com.au>
mailto:paul.mckay at costinroe.com.au] 
Sent: Thursday, 2 February 2017 12:46 PM
To: Patrick Rush < <mailto:prush at stratatitle.com.au>
prush at stratatitle.com.au>
Cc: EJ Dela Cruz < <mailto:edelacruz at stratatitle.com.au>
edelacruz at stratatitle.com.au>; Tanaz Dhondy <
<mailto:tanaz.dhondy at costinroe.com.au> tanaz.dhondy at costinroe.com.au>
Subject: RE: SP 67851 - Owners Queries About Top Level Rectification Due to
Water Ingress

Hi Patrick,

I called to discuss the outcome of the meeting which took place on Tuesday. 

My main points taken from the meeting were:

1)      Any plants re-introduced will need to have non-invasive roots
(easier said than done),

2)      If the committee want to proceed with my recommendation of Prestech
they would like to know if they offer 10yrs extended warranty if invoices
are paid on time as this was seen as a big positive with the Andersal
tender. They would also like to see if Prestech are willing to match the
Andersal tender price.

Can you advise me of the date the NCAT order to fix the leaks into 601 are
required to be completed by?

Can you please provide me with an update on the outcome and direction the
committee would like to proceed in?

Kind regards,

Paul

From: Patrick Rush [ <mailto:prush at stratatitle.com.au>
mailto:prush at stratatitle.com.au] 
Sent: Monday, 30 January 2017 10:45 AM
To: Paul McKay < <mailto:paul.mckay at costinroe.com.au>
paul.mckay at costinroe.com.au>
Cc: EJ Dela Cruz < <mailto:edelacruz at stratatitle.com.au>
edelacruz at stratatitle.com.au>
Subject: RE: SP 67851 - Owners Queries About Top Level Rectification Due to
Water Ingress

Hi Paul,

I can confirm that the Committee agreed to have you present at the meeting
tomorrow in the main foyer entrance at 6:30pm.

Please confirm that you will be in attendance?

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

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: Patrick Rush 
Sent: Sunday, 29 January 2017 7:20 PM
To: Paul McKay < <mailto:paul.mckay at costinroe.com.au>
paul.mckay at costinroe.com.au>
Cc: EJ Dela Cruz < <mailto:edelacruz at stratatitle.com.au>
edelacruz at stratatitle.com.au>
Subject: SP 67851 - Owners Queries About Top Level Rectification Due to
Water Ingress
Importance: High

Hi Paul,

Can you please provide a response to the below email about the proposed
works on the top level podium, including waterproofing and tiling so that I
can provide a response by close of business, Monday 30th January 2017?

I will also confirm with you by 12:00pm, Monday if the Committee have
approved you attending the meeting at 6:30pm on Tuesday 31st January 2017 on
site.

Kind regards,

Patrick Rush

Strata Manager

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

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/

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.

-----Original Message-----
From: Ken West [ <mailto:ennvvest at gmail.com> mailto:ennvvest at gmail.com] 
Sent: Wednesday, 25 January 2017 1:15 PM
To: Patrick Rush
Cc: EJ Dela Cruz;  <mailto:info at bfms.com.au> info at bfms.com.au; Cathy
Rechichi
Subject: Re: SP 67851 - EGM Notice 31 January 2017

Thanks Patrick.

I still do not understand why tiles need replacing. Water can only travel to
the edges so I cannot see why the entire area would need replacing.

It seems a bit lazy at our expense.

It would make more sense to do the obvious work and reseal the borders
before just ripping up the entire deck.

Also Cathy and I would like to know what Avis pays for its use of the
building and signage rights.

Would it make more sense to have the meeting on the roof area instead of
foyer??

Thanks,

Ken West

> On 25 Jan 2017, at 12:57 PM, Patrick Rush <
<mailto:prush at stratatitle.com.au> prush at stratatitle.com.au> wrote:

> 

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

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