[200William-EC SP67851] SP 67851 - Update on Tiling for Unit 601 to Prevent Further Water Ingress
Creighton, Adam
creightona at theaustralian.com.au
Tue Feb 12 17:25:00 AEDT 2019
Thanks everyone for their contributions, and Ken I share your frustrations
about costs.
It's extraordinary how we just spent so much and now have to spend another
small fortune to rip up a hole roof of tiles. I almost can't believe it.
Sadly it seems we have no choice though as Craig suggests based on the
expert advice, so I support option 3.
Happy to come to onsite meeting if enough of us would like that.
best wishes,
Adam
On Tue, 12 Feb 2019 at 13:38, Matt Perkins <matt at spectrum.com.au> wrote:
> Bad news. Darren has found the Building Insurance / Warranty documents and
> it appears to be have expired. The repair was done in 2009 so would have
> needed to be claimed before 2016. Interesting the original work cost
> $77,000 so was not trivial work. Let's hope it does not cost that much this
> time.
>
> Thanks for digging this out Darren. I guess we need to carry on with the
> repair now.
>
> Matt
>
>
>
>
> On 12/2/19 12:06 pm, Matt Perkins wrote:
>
> 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
> Fax 1300 133 255 Level 6, 350 George Street Sydney 2000
> SIP 1300137379 at sip.spectrum.com.au
> Google Talk MattAPerkins at gmail.com
> PGP/GNUPG Public Key can be found at http://pgp.mit.edu
> <http://pgp.mit.edu>
> */
>
> On 12 Feb 2019, at 10:49 am, Ken West <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> 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
> <ec-bounces at 200william.com>] *On Behalf Of *Matt Perkins
> *Sent:* Monday, 4 February 2019 4:21 PM
> *To:* 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> 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
> *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
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>
>
> *From:* Craig Laforest [mailto:cscl at optusnet.com.au <cscl at optusnet.com.au>]
>
> *Sent:* Wednesday, 30 January 2019 10:40 AM
> *To:* 'Ken West'; 'Marquis'
> *Cc:* 'Patrick Rush'; '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]
> *Sent:* Wednesday, 30 January 2019 10:19 AM
> *To:* Marquis
> *Cc:* Craig Laforest; Patrick Rush; 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
>
> 61.401.850505
>
>
>
>
>
>
>
> On 30 Jan 2019, at 9:17 AM, Marquis <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 2nd 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
> 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>
> *Date: *Thursday, 24 January 2019 at 6:42 pm
> *To: *STM - Patrick Rush <prush at stratatitle.com.au>, Marquis <
> Marquis at bfms.com.au>, "ec at 200william.com" <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
> <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
> *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
> *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 view Smarter
> Communities’ full email communication disclaimer
> smartercommunities.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>
> *Sent:* Thursday, 24 January 2019 1:55 PM
> *To:* Patrick Rush <prush at stratatitle.com.au>; 'Marquis BFMS' <
> marquis at bfms.com.au>; ec at 200william.com
> *Cc:* 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
> <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
> *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
> *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 view Smarter
> Communities’ full email communication disclaimer
> smartercommunities.com.au/disclaimer
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>
>
>
>
>
> _____________________________________________
> *From:* Craig Laforest <cscl at optusnet.com.au>
> *Sent:* Thursday, 24 January 2019 12:25 PM
> *To:* Patrick Rush <prush at stratatitle.com.au>; Marquis BFMS <
> marquis at bfms.com.au>; ec at 200william.com; 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 <cscl at optusnet.com.au>
> ]
> *Sent:* Tuesday, 22 January 2019 10:48 AM
> *To:* 'prush at stratatitle.com.au'; Marquis BFMS (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]
> *Sent:* Tuesday, 8 January 2019 3:59 PM
> *To:* 'prush at stratatitle.com.au'; Marquis BFMS (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]
> *Sent:* Tuesday, 9 October 2018 8:28 AM
> *To:* Marquis BFMS (marquis at bfms.com.au)
> *Cc:* '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
> http://200william.com/mailman/listinfo/ec
> <http://200william.com/mailman/listinfo/ec>
>
>
>
> _______________________________________________
> EC mailing list
> EC at 200william.com
> http://200william.com/mailman/listinfo/ec
> <http://200william.com/mailman/listinfo/ec>
>
>
>
> _______________________________________________
>
> EC mailing list
>
> EC at 200william.com
>
> http://200william.com/mailman/listinfo/ec <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
>
> */
>
> _______________________________________________
> EC mailing list
> EC at 200william.com
> http://200william.com/mailman/listinfo/ec
> <http://200william.com/mailman/listinfo/ec>
>
>
> _______________________________________________
> EC mailing listEC at 200william.comhttp://200william.com/mailman/listinfo/ec <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
> */
>
>
> _______________________________________________
> EC mailing listEC at 200william.comhttp://200william.com/mailman/listinfo/ec <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
> */
>
> _______________________________________________
> EC mailing list
> EC at 200william.com
>
> http://200william.com/mailman/listinfo/ec
>
--
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