[200William-EC SP67851] WATER PENETRATION ON LEVEL 7 AND RECOMMENCEMENT OF WORKS BY CONTRACTOR
Ken West
ennvvest at gmail.com
Wed Jan 24 10:23:07 AEDT 2018
Hello Craig,
Seems like you have been busy.
Lets look at solutions, not just problems.
I have extensive experience in concrete waterproofing and have just spoken to the workers on the roof so heres my thoughts.
Fibrous cracks are not limited to the roof and at some stage other areas will require action.
This is mostly due to water seepage down these cracks for various reasons.
The expensive waterproofing will fix this on the roof plus we have a warrantee.
However, there are plants growing out of the walls on some floors which will drastically speed up the sheeting of the external render.
We also have limited resources which means that hopefully when the building is repainted, these issues will be addressed.
As for the roof, now.
Lets seperate the 601 side from 602.
I would have no problem with leaving the 601 side empty (this would need a UV additive to the waterproofing which they can do- it should be done either way) If a logical, economical cover can be agreed to then I have no issues.
However on the 602 side (our side) I would get Tony (our horticulturalist) to refit and fill our garden bed and replant with non invasive succulents, flowering plants and possibly a herb garden as undergrowth for use by the entire building. I have a lot of plants available from our restaurant and farm. The remaining soil and gravel can then be removed. Maintenance would be minimal. I can prep a budget when required.
In that way, your side is waterproof and future proofed while still allowing the access to people in the building to enjoy what they have paid for.
As for the BBQ I would like to make it more usable, not less with a sign covering the use and cleaning.
The gym area also needs some love but thats later.
I hope this is reasonable and we can all just move forward. All the delays and cost blow outs have made this stressful enough, lets try to get the roof back ASAP.
Regards,
Ken West
> On 24 Jan 2018, at 12:21 AM, Craig Laforest <cscl at optusnet.com.au> wrote:
>
>
> To the EC and Patrick,
>
> I refer to Patrick's recent email regarding the recommencement of works on
> level 7.
>
> As no one has been up there from the EC (other than Matt, perhaps), I took
> it on myself today to take several pictures of the cracking of the planter
> box walls. The cracking is obviously due to the expansion and contraction
> of the cement/bricks. No membrane will hold together for a long period due
> to this.
>
> Initially, it may look as though the new membrane may do its job. However,
> it is simply a band-aid covering the deep-lying problem. As the expansion
> and contraction continues over the years, we end up with fine cracks (as
> evidenced by the attached pictures) which are the cause of the problem.
>
> At the last AGM we agreed that we would look at this matter again, prior to
> a decision to put the soil back into the planter boxes. I'm not prepared to
> continually live with water, once again, dripping down onto my terrace from
> level 7.
>
> I wish to advise the Body Corporate that unless a meeting takes place again
> urgently, as we agreed at the AGM, to discuss what is the best option for
> the planter box area, I will contact the Tribunal, yet again.
>
>
>
> Sincerely,
> Craig Laforest
> <CRACKS ABOVE 601 a.jpg><CRACKS ABOVE 601 b.jpg><CRACKS ABOVE 601 c.jpg><CRACKS ABOVE 601 d.jpg><CRACKS ABOVE 601 e.jpg><CRACKS ABOVE 601 f.jpg><CRACKS ABOVE 602 a.jpg><CRACKS ABOVE 602 b.jpg><CRACKS ABOVE 602 c.jpg><CRACKS ABOVE 602 d.jpg><HOLE AT BASE OF PLANTER BOX WITH ACCUMULATED WATER ABOVE 601.jpg><HOLE AT BASE OF PLANTER BOX WITH ACCUMULATED WATER ABOVE 602.jpg>_______________________________________________
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