[200William-EC SP67851] SP 67851 - Update on Tiling for Unit 601 to Prevent Further Water Ingress
Matt Perkins
matt at spectrum.com.au
Tue Feb 12 12:06:06 AEDT 2019
Further to my last I have spoken with Darren and it does look like that
area was repaired around 7 years ago. Given that it would be covered
under that repairs warranty. Darren and William have been looking into
old records to see if they can find out but they seem sparse from that
period. They have also going to check with George Ziri to confirm. It
would be really good if we could get this done at no cost to the Strata
Plan.
Matt.
On 12/2/19 11:03 am, Matt Perkins wrote:
> Sorry guys just to be clear about my last statements. It’s not that i
> don’t want the work done.
> I believe the area was repaired 7 years ago. If that’s the case then
> the repair would be covered under building warranty and builders
> insurance. This would save the building the expense. I just need
> Darren to clarify if it’s the same area and if so make a warranty claim.
>
> If it’s a different area then I’m happy for the building to pay for
> the expense.
>
> Hope that clears things up
>
> Matt
>
>
>
> --
> /* Matt Perkins
> Direct 1300 137 379 Spectrum Networks Ptd. Ltd.
> Office 1300 133 299 matt at spectrum.com.au
> <mailto:matt at spectrum.com.au>
> Fax 1300 133 255 Level 6, 350 George Street Sydney 2000
> SIP 1300137379 at sip.spectrum.com.au
> <mailto:1300137379 at sip.spectrum.com.au>
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> PGP/GNUPG Public Key can be found at http://pgp.mit.edu
> */
>
> On 12 Feb 2019, at 10:49 am, Ken West <ennvvest at gmail.com
> <mailto:ennvvest at gmail.com>> wrote:
>
>> There are several issues here.
>> Why was it done so badly in the tiling first place.
>> What part do the tiles play in waterproofing. As I understand it they
>> sit on top of foam that sits on top of a membrane.?
>> What are the accurate costs and time frame for the work.
>> Why was this not dealt with when the other work was undertaken ?
>> Do we need more major expensive, noisy, possibly unnecessary or
>> excessive work to be done at this time.
>>
>> Lifting up and restoring tiles is one thing. Especially when a lot of
>> the issue is due in part by the previous builders .
>>
>> We need more info.
>>
>> That’s why I noted to glue and seal the dozen loose tiles for now and
>> schedule any major work if needed at a later date.
>>
>> A gold plated roof when the external walls are in disrepair seems
>> illogical.
>>
>> We might need to meet on site to resolve.
>>
>> Regards,
>>
>> Ken West
>> 602
>>
>> Sent from my iPhone
>>
>> On 12 Feb 2019, at 10:02 am, Craig Laforest <cscl at optusnet.com.au
>> <mailto:cscl at optusnet.com.au>> wrote:
>>
>>> It’s been 10 days since the email below from Matt.
>>>
>>> Patrick would you kindly move ahead with this matter.You have a
>>> ‘yes’ from myself and Brook Beves.
>>>
>>> Thank you.
>>>
>>> Craig Laforest
>>>
>>> *From:*ec-bounces at 200william.com <mailto:ec-bounces at 200william.com>
>>> [mailto:ec-bounces at 200william.com] *On Behalf Of *Matt Perkins
>>> *Sent:* Monday, 4 February 2019 4:21 PM
>>> *To:* ec at 200william.com <mailto:ec at 200william.com>
>>> *Subject:* Re: [200William-EC SP67851] SP 67851 - Update on Tiling
>>> for Unit 601 to Prevent Further Water Ingress
>>>
>>> Im just checking on some other options with Darren. Should only take
>>> 24 hours so im going to hold off for a while.
>>>
>>> Matt.
>>>
>>> On 4/2/19 4:18 pm, Brook Beves wrote:
>>>
>>> I have discussed this in detail with Tony from DWRS who has
>>> stated that we are wasting our time and money with options 1 & 2.
>>>
>>> I will follow his opinion and vote for option 3
>>>
>>> Brook
>>>
>>> Sent from my iPhone
>>>
>>>
>>> On 4 Feb 2019, at 3:43 pm, Patrick Rush
>>> <prush at stratatitle.com.au <mailto:prush at stratatitle.com.au>> wrote:
>>>
>>> Dear Committee,
>>>
>>>
>>> Could I please ask for your response on the below email if
>>> you have not already responded?
>>>
>>> Darren, can you advise on when comparative quotes will be
>>> provided and are you also obtaining these quotes for Option 3?
>>>
>>> Kind regards,
>>>
>>> *Patrick Rush*
>>>
>>> Regional Community Manager
>>>
>>> <image001.png>
>>>
>>>
>>>
>>> *
>>> t.*(02) 9266 2600
>>> *d.* (02) 9266 2695
>>> *e.* prush at stratatitle.com.au <mailto:prush at stratatitle.com.au>
>>> *a.* Shop 6/78-80 Alexander Street, CROWS NEST, NSW 2065
>>>
>>> **
>>>
>>>
>>>
>>> **
>>>
>>> <image002.jpg> <https://blog.smartercommunities.com.au/>
>>>
>>> DISCLAIMER: Strata Title Management takes no responsibility
>>> for content included in this email when relating to a client
>>> matter. Please view Smarter Communities’full email
>>> communication disclaimer
>>> smartercommunities.com.au/disclaimer
>>> <https://smartercommunities.com.au/disclaimer/>
>>>
>>> *From:*Craig Laforest [mailto:cscl at optusnet.com.au]
>>> *Sent:* Wednesday, 30 January 2019 10:40 AM
>>> *To:* 'Ken West'; 'Marquis'
>>> *Cc:* 'Patrick Rush'; 'ec at 200william.com
>>> <mailto:ec at 200william.com>'
>>> *Subject:* RE: [200William-EC SP67851] SP 67851 - Update on
>>> Tiling for Unit 601 to Prevent Further Water Ingress
>>>
>>> Hello All,
>>>
>>> Ken, your assessment is incorrect. Prior to your moving
>>> into the building, this type of hogging has happened before
>>> and it is due to the very limited expansion joints, not the
>>> weight of anything on the tiles (besides the plants and soil
>>> were placed on the southern area of deck 7, not in the
>>> centre around the drain where the uplifting is happening.
>>>
>>> We must follow the expert’s advice. Putting a bandage on a
>>> wound is not the solution. Option 3 is considered the best
>>> by two of the contractors (per Darren’s email below). I
>>> vote for option 3.
>>>
>>> Craig Laforest
>>>
>>> *From:*Ken West [mailto:ennvvest at gmail.com]
>>> <mailto:[mailto:ennvvest at gmail.com]>
>>> *Sent:* Wednesday, 30 January 2019 10:19 AM
>>> *To:* Marquis
>>> *Cc:* Craig Laforest; Patrick Rush; ec at 200william.com
>>> <mailto:ec at 200william.com>
>>> *Subject:* Re: [200William-EC SP67851] SP 67851 - Update on
>>> Tiling for Unit 601 to Prevent Further Water Ingress
>>>
>>> Hi
>>>
>>> Lets not create more problems.
>>>
>>> They just need option 1 at least for now.
>>>
>>> The previous builders dumped heavy weights on that area.
>>>
>>> The foam under the tiles was compressed and when the loads
>>> were lifted they sprang back with this is the result.
>>>
>>> Ken West
>>>
>>> ennvvest at gmail.com <mailto:ennvvest at gmail.com>
>>>
>>> 61.401.850505
>>>
>>> On 30 Jan 2019, at 9:17 AM, Marquis <Marquis at bfms.com.au
>>> <mailto:Marquis at bfms.com.au>> wrote:
>>>
>>> Good morning EC,
>>>
>>> Just to clarify, the engineer’s advice to rectify the
>>> hogged tiles on the western terrace was as follows:
>>>
>>> Tiles have hogged through the middle of the terrace.
>>> This area was outside the scope of works and the defects
>>> report completed by Prestech.
>>>
>>> *Remediation action the SC can consider:*
>>> Option 1. Remove the tiles which have hogged only, and
>>> re-glue the tiles down. Reinstate the grout and silicon
>>> expansion joint to match existing.
>>> Option 2. Remove the two rows of tiles along the length
>>> of terrace, where the hogging is observed. Cut the
>>> tiles, to allow for a larger/adequate expansion joint
>>> along the length of the terrace to be installed. Re-glue
>>> the tiles to the terrace. New silicon expansion joint to
>>> be installed between the two rows of tiles, and
>>> remaining areas to be grouted to match existing.
>>>
>>> Option 3. Remove all tiles and reinstate new. Recommend
>>> also changing the waterproofing membrane if the entire
>>> terrace tiling is being replaced.
>>>
>>> Following inspection from Distinction Waterproofing &
>>> Remedial Solutions (DWRS)the suggested method of repair
>>> was to remove the hogged tiles, replace the tile bed,
>>> install expansion joint and re-glue tiles.When intrusive
>>> testing of the area was carried out by DWRS the hogged
>>> tiles were within two rows of tiles along the length of
>>> the terrace and the tile bed contained cracking.Since
>>> this time, further cracking of the tile bed has occurred
>>> due to the movement of the insulation foam beneath the
>>> tile bed. This is causing the tiles to lip throughout
>>> the main terrace deck area.Therefore, the suggested
>>> method of repair would be option 3 as per the engineer’s
>>> advice (Remediation action the SC can consider)
>>>
>>> We have had another contractor undertaken inspection for
>>> a 2^nd opinion and they have agreed with DWRS confirming
>>> the continued cracking of the tile bed would make
>>> remediation options 1 or 2 inadequate over time.
>>>
>>> We are in the process of obtaining 2 comparative
>>> quotations for consideration.
>>>
>>> Kind regards,
>>>
>>> *Darren Vignes*
>>>
>>> Building Manager
>>>
>>> *<image001.png>*
>>>
>>> *
>>> Building Facilities Management Solutions*
>>> 200 William St Woolloomooloo NSW 2011
>>>
>>> *M: 0488 388 313
>>> Email: *marquis at bfms.com.au <mailto:marquis at bfms.com.au>
>>> www.bfms.com.au <http://www.bfms.com.au/>
>>>
>>> Please consider the environment before printing this e-mail
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>>>
>>> *From:*MQ 601 - Craig Laforest <cscl at optusnet.com.au
>>> <mailto:cscl at optusnet.com.au>>
>>> *Date:*Thursday, 24 January 2019 at 6:42 pm
>>> *To:*STM - Patrick Rush <prush at stratatitle.com.au
>>> <mailto:prush at stratatitle.com.au>>, Marquis
>>> <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au>>,
>>> "ec at 200william.com <mailto:ec at 200william.com>"
>>> <ec at 200william.com <mailto:ec at 200william.com>>
>>> *Subject:*RE: [200William-EC SP67851] SP 67851 - Update
>>> on Tiling for Unit 601 to Prevent Further Water Ingress
>>>
>>> Hello Patrick,
>>>
>>> When the engineer visited the building in September she
>>> provided us details on what needed to be done in order
>>> to repair the loose tiles on level 7. Are we now not
>>> following her advice?
>>>
>>> Kindly clarify who DWRS are? Is an engineer’s advice
>>> being used as part of DWRS’s quotation?
>>>
>>> Thank you.
>>>
>>> *From:*ec-bounces at 200william.com
>>> <mailto:ec-bounces at 200william.com>[mailto:ec-bounces at 200william.com]*On
>>> Behalf Of*Patrick Rush
>>> *Sent:*Thursday, 24 January 2019 3:52 PM
>>> *To:*'Marquis BFMS';ec at 200william.com
>>> <mailto:ec at 200william.com>
>>> *Subject:*Re: [200William-EC SP67851] SP 67851 - Update
>>> on Tiling for Unit 601 to Prevent Further Water Ingress
>>>
>>> Hi Craig,
>>>
>>> See below email form Darren received about this matter –
>>>
>>> /Hi Patrick,/
>>>
>>> //
>>>
>>> /Due to time constraints leading into the Xmas period
>>> the contractor DWRS attended site on the 21st December
>>> to make safe the area for NYE. During these works DWRS
>>> identified additional areas throughout the main deck are
>>> starting to hog and crack similar to the existing
>>> damage. Based on this, DWRS advise that the
>>> proposed/approved repair works would be inadequate and
>>> have instead recommended removing the existing tiles,
>>> screed and drainage cells from the main deck area.
>>> Inspection of the existing membrane, reinstate the
>>> drainage cells, new screed and tiles. Previous water
>>> testing confirmed the western main deck area doesn’t
>>> leak so the membrane should be in good condition. DWRS
>>> are preparing a quotation for consideration./
>>>
>>> //
>>>
>>> /Please let me know if you have any questions/
>>>
>>> //
>>>
>>> /Kind regards,/
>>>
>>> //
>>>
>>> /Darren Vignes/
>>>
>>> *//*
>>>
>>> */Darren, can you provide an update on the amended quote
>>> form DWRS?/*
>>>
>>> *//*
>>>
>>> Kind regards,
>>>
>>> *Patrick Rush*
>>>
>>> Regional Community Manager
>>>
>>> <image002.png>
>>>
>>>
>>>
>>> *
>>> t.*(02) 9266 2600
>>> *d.* (02) 9266 2695
>>> *e.* prush at stratatitle.com.au
>>> <mailto:prush at stratatitle.com.au>
>>> *a.* Shop 6/78-80 Alexander Street, CROWS NEST, NSW 2065
>>>
>>> **
>>>
>>>
>>>
>>> **
>>>
>>> <image003.jpg>
>>> <https://clicktime.symantec.com/3DEhk5tF7eyRmhaswUbnXBR7Vc?u=https%3A%2F%2Fblog.smartercommunities.com.au%2F>
>>>
>>> DISCLAIMER: Strata Title Management takes no
>>> responsibility for content included in this email when
>>> relating to a client matter. Please viewSmarter
>>> Communities’full email communication
>>> disclaimersmartercommunities.com.au/disclaimer
>>> <https://clicktime.symantec.com/3J4teBhsx5s6zmQTQPXc43x7Vc?u=https%3A%2F%2Fsmartercommunities.com.au%2Fdisclaimer%2F>
>>>
>>> *From:*Craig Laforest <cscl at optusnet.com.au
>>> <mailto:cscl at optusnet.com.au>>
>>> *Sent:*Thursday, 24 January 2019 1:55 PM
>>> *To:*Patrick Rush <prush at stratatitle.com.au
>>> <mailto:prush at stratatitle.com.au>>; 'Marquis BFMS'
>>> <marquis at bfms.com.au
>>> <mailto:marquis at bfms.com.au>>;ec at 200william.com
>>> <mailto:ec at 200william.com>
>>> *Cc:*ec-bounces at 200william.com
>>> <mailto:ec-bounces at 200william.com>
>>> *Subject:*RE: [200William-EC SP67851] SP 67851 - Update
>>> on Tiling for Unit 601 to Prevent Further Water Ingress
>>>
>>> *This email originated from outside of the organisation.*
>>>
>>> Hello Patrick,
>>>
>>> I’m certain there must be contractors in Sydney who have
>>> to work with different height restrictions? Have we
>>> really sourced them all? I trust that due to the amount
>>> of time this is taking no further penetration occurs
>>> into my kitchen or lounge room area from either the
>>> overhang or the loose tiles on level 7. I’ve been
>>> extremely patient.
>>>
>>> What is the situation with level 7 loose tile repairs?
>>> Why haven’t they been attended to?
>>>
>>> *From:*ec-bounces at 200william.com
>>> <mailto:ec-bounces at 200william.com>[mailto:ec-bounces at 200william.com]*On
>>> Behalf Of*Patrick Rush
>>> *Sent:*Thursday, 24 January 2019 1:42 PM
>>> *To:*Marquis BFMS;ec at 200william.com
>>> <mailto:ec at 200william.com>
>>> *Subject:*Re: [200William-EC SP67851] SP 67851 - Update
>>> on Tiling for Unit 601 to Prevent Further Water Ingress
>>>
>>> Hi Craig,
>>>
>>> I have spoken with Darren and he has been attmpeting to
>>> have a contratcor undertake the repairs to the awning
>>> which is causing the water ingress with no luck.
>>>
>>> Due to height and restrictions on contratcors
>>> undertaking the repairs it has been difficult to secure
>>> a contractor.
>>>
>>>
>>> It is likely that the same contratcor underayking the
>>> repiars the the façade and the windo2w clenaing can
>>> undertake these repairs at the same time.
>>>
>>>
>>> Once approved, Darren will be able to confirm this.
>>>
>>> Kind regards,
>>>
>>> *Patrick Rush*
>>>
>>> Regional Community Manager
>>>
>>> <image004.jpg>
>>>
>>>
>>>
>>>
>>> *t.*(02) 9266 2600
>>> *d.* (02) 9266 2695
>>> *e.* prush at stratatitle.com.au
>>> <mailto:prush at stratatitle.com.au>
>>> *a.* Shop 6/78-80 Alexander Street, CROWS NEST, NSW 2065
>>>
>>>
>>>
>>>
>>> <image005.jpg>
>>> <https://clicktime.symantec.com/3DEhk5tF7eyRmhaswUbnXBR7Vc?u=https%3A%2F%2Fblog.smartercommunities.com.au%2F>
>>>
>>> DISCLAIMER: Strata Title Management takes no
>>> responsibility for content included in this email when
>>> relating to a client matter. Please viewSmarter
>>> Communities’full email communication
>>> disclaimersmartercommunities.com.au/disclaimer
>>> <https://clicktime.symantec.com/3J4teBhsx5s6zmQTQPXc43x7Vc?u=https%3A%2F%2Fsmartercommunities.com.au%2Fdisclaimer%2F>
>>>
>>> _____________________________________________
>>> *From:*Craig Laforest <cscl at optusnet.com.au
>>> <mailto:cscl at optusnet.com.au>>
>>> *Sent:*Thursday, 24 January 2019 12:25 PM
>>> *To:*Patrick Rush <prush at stratatitle.com.au
>>> <mailto:prush at stratatitle.com.au>>; Marquis BFMS
>>> <marquis at bfms.com.au
>>> <mailto:marquis at bfms.com.au>>;ec at 200william.com
>>> <mailto:ec at 200william.com>;ec-bounces at 200william.com
>>> <mailto:ec-bounces at 200william.com>
>>> *Subject:*RE: Apartment 601 overhang and lifted tiles on
>>> level 7 west
>>>
>>> *This email originated from outside of the organisation.*
>>>
>>> To members of the EC,
>>>
>>> Good afternoon.
>>>
>>> Would someone on the EC kindly explain why we are
>>> looking at spending on the cleaning of the eastern
>>> windows (I’m certain it’s probably in part of the
>>> budget?) while we are still spending money on the
>>> repairs to my leaking terrace overhang (which must be
>>> rectified as part of the Tribunal order) and the
>>> open/raised tiles above my home, on level 7?
>>>
>>> I’ve sent the emails below (dating back to October last
>>> year) and still haven’t had the courtesy of a reply as
>>> to when repairs are scheduled!?
>>>
>>> I look forward to hearing from you.
>>>
>>> Craig Laforest
>>>
>>> _____________________________________________
>>> *From:*Craig Laforest [mailto:cscl at optusnet.com.au]
>>> *Sent:*Tuesday, 22 January 2019 10:48 AM
>>> *To:*'prush at stratatitle.com.au
>>> <mailto:prush at stratatitle.com.au>'; Marquis BFMS
>>> (marquis at bfms.com.au <mailto:marquis at bfms.com.au>)
>>> *Subject:*RE: Apartment 601 overhang and lifted tiles on
>>> level 7 west
>>>
>>> Hello Patrick and Darren,
>>>
>>> Again, following up on the water problems I am having
>>> from above my apartment.
>>>
>>> Would you please advise me where we are with this
>>> continuing problem.
>>>
>>> Regards,
>>>
>>> Craig Laforest
>>>
>>> _____________________________________________
>>> *From:*Craig Laforest[mailto:cscl at optusnet.com.au]
>>> <mailto:[mailto:cscl at optusnet.com.au]>
>>> *Sent:*Tuesday, 8 January 2019 3:59 PM
>>> *To:*'prush at stratatitle.com.au
>>> <mailto:prush at stratatitle.com.au>'; Marquis BFMS
>>> (marquis at bfms.com.au <mailto:marquis at bfms.com.au>)
>>> *Subject:*Apartment 601 overhang and lifted tiles on
>>> level 7 west
>>>
>>> Hello Patrick,
>>>
>>> I sent you the following email on Oct09 with a follow-up
>>> this afternoon (with attached pix). Would you please
>>> advise an update asap and also on the level 7 west tiles
>>> which are still to be repaired.
>>>
>>> Thank you
>>>
>>> Craig Laforest
>>>
>>> _____________________________________________
>>> *From:*Craig Laforest[mailto:cscl at optusnet.com.au]
>>> <mailto:[mailto:cscl at optusnet.com.au]>
>>> *Sent:*Tuesday, 9 October 2018 8:28 AM
>>> *To:*Marquis BFMS (marquis at bfms.com.au
>>> <mailto:marquis at bfms.com.au>)
>>> *Cc:*'prush at stratatitle.com.au
>>> <mailto:prush at stratatitle.com.au>'
>>> *Subject:*Apartment 601 overhang and lifted tiles on
>>> level 7 west
>>>
>>> Good morning Darren,
>>>
>>> Do you have any idea please when the necessary work will
>>> be carried out by the contractor who visited my home
>>> about 2 weeks ago and gave his advice on the water
>>> dripping from the steel overhang?
>>>
>>> Also, the lifted tiles on level 7 west – please advise
>>> where we are with those?
>>>
>>> Thank you and regards,
>>>
>>> Craig Laforest
>>>
>>> _______________________________________________
>>> EC mailing list
>>> EC at 200william.com <mailto:EC at 200william.com>
>>> http://200william.com/mailman/listinfo/ec
>>>
>>> _______________________________________________
>>> EC mailing list
>>> EC at 200william.com <mailto:EC at 200william.com>
>>> http://200william.com/mailman/listinfo/ec
>>>
>>>
>>>
>>> _______________________________________________
>>>
>>> EC mailing list
>>>
>>> EC at 200william.com <mailto:EC at 200william.com>
>>>
>>> http://200william.com/mailman/listinfo/ec
>>>
>>> --
>>> /* Matt Perkins
>>> Direct 1300 137 379Spectrum Networks Ptd. Ltd.
>>> Office 1300 133 299matt at spectrum.com.au <mailto:matt at spectrum.com.au>
>>> Level 6, 350 George Street Sydney 2000
>>> Spectrum Networks is a member of the Communications Alliance & TIO
>>> */
>>> _______________________________________________
>>> EC mailing list
>>> EC at 200william.com <mailto:EC at 200william.com>
>>> http://200william.com/mailman/listinfo/ec
>
> _______________________________________________
> EC mailing list
> EC at 200william.com
> http://200william.com/mailman/listinfo/ec
--
/* Matt Perkins
Direct 1300 137 379 Spectrum Networks Ptd. Ltd.
Office 1300 133 299 matt at spectrum.com.au
Level 6, 350 George Street Sydney 2000
Spectrum Networks is a member of the Communications Alliance & TIO
*/
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