[200William-EC SP67851] 200William-EC SP67851] WATER PENETRATION ON LEVEL 7 AND RECOMMENCEMENT OF WORKS BY CONTRACTOR

[Craig Laforest]

To all EC members:

1.	I also have had extensive experience in waterproofing, having built
townhouses in the Zetland area and also as owner of this apartment (601) for
10 1/2 years.
2.	The contractors are presently carrying out exactly the same works
which were carried out  6 years ago on the planter boxes and now the
membrane has failed and there are additional 	cracks in the walls from
expansion and contraction.
3.	The membrane has failed and it will do so again eventually - note
the engineer's reports.

Motion 33 was put forward at the last AGM to cover the planter boxes.  We
agreed at the AGM that before any soil or any plants went into the planter
boxes we would all meet to discuss this matter i.e. planter box covers vs.
the last 6 years of using soil/plants.

I request that we set up a date to do this asap.  Ken, would you like to
chair this as you are the 'chairperson' of the EC.  I look forward to your
response.
Regards,

Craig Laforest




-----Original Message-----
From: Ken West [mailto:ennvvest at gmail.com] 
Sent: Wednesday, 24 January 2018 10:23 AM
To: Craig Laforest
Cc: ec at 200william.com; ec-bounces at 200william.com; prush at stratatitle.com.au;
John Burney; creightona at theaustralian.com.au
Subject: Re: [200William-EC SP67851] WATER PENETRATION ON LEVEL 7 AND
RECOMMENCEMENT OF WORKS BY CONTRACTOR

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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