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

[Ken West]

Sure.

All good, lets get this sorted.

Regards,

Ken West
> On 24 Jan 2018, at 12:59 PM, Craig Laforest <cscl at optusnet.com.au> wrote:
> 
> 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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