[200William-EC SP67851] SP 67851 - Update on Tiling for Unit 601 to Prevent Further Water Ingress

Tue Feb 19 10:09:10 AEDT 2019

Good morning,

I noted that more of the tiles are rising on level 7.  Would you kindly advise Patrick and Darren asap where we are in getting quotes on this matter.  The roof is not completed insulated until the tiles are repaired.

Thank you.
Craig Laforest

From: ec-bounces at 200william.com [mailto:ec-bounces at 200william.com] On Behalf Of Patrick Rush
Sent: Tuesday, 12 February 2019 5:44 PM
To: ec at 200william.com; 'Marquis BFMS'
Subject: Re: [200William-EC SP67851] SP 67851 - Update on Tiling for Unit 601 to Prevent Further Water Ingress

Dear Committee,

As it has now been confirmed that the warranty period for any defective work is over and agreement by a majority of the Committee Members with the below recommendation, I would ask that Darren obtain quotations as such.

Darren, if you need any assistance with this matter, please don’t hesitate to ask and I will assist wherever possible.

Kind regards,
Patrick Rush
Regional Community Manager

cid:image001.png at 01D47C2A.F4DBE770

t.  (02) 9266 2600 
d. (02) 9266 2695
e.  <mailto:prush at stratatitle.com.au> prush at stratatitle.com.au 
a. Shop 6/78-80 Alexander Street, CROWS NEST, NSW  2065

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From: Craig Laforest <cscl at optusnet.com.au> 
Sent: Tuesday, 12 February 2019 11:38 AM
To: 'Ken West' <ennvvest at gmail.com>
Cc: 'Matt Perkins' <matt at spectrum.com.au>; ec at 200william.com; 'Marquis BFMS' <marquis at bfms.com.au>; ec-bounces at 200william.com; Patrick Rush <prush at stratatitle.com.au>
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. 

Ken,  you are delaying what the specialists have advised us.  I responded to the main items in my email last week.  Questions like ‘what part do the tiles play in waterproofing’ and they don’t ‘sit on foam’ are inane.

Please reread all the emails relating to the tiles on level 7 west.  They continue to lift and need to be repaired.

Again, you are delaying this process and if water comes into my home because tiles haven’t covered the membrane, we’re up for more costs.  Let’s trust the specialists in this matter.  They have agreed that option 3 is the best process to follow.

Patrick,  where do we lie now please with this decision?

Thank you.
Craig Laforest

From: Ken West [mailto:ennvvest at gmail.com] 
Sent: Tuesday, 12 February 2019 10:49 AM
To: Craig Laforest
Cc: Matt Perkins; ec at 200william.com; Marquis BFMS; ec-bounces at 200william.com
Subject: Re: [200William-EC SP67851] SP 67851 - Update on Tiling for Unit 601 to Prevent Further Water Ingress

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] 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.  <mailto:prush at stratatitle.com.au> prush at stratatitle.com.au 
a. Shop 6/78-80 Alexander Street, CROWS NEST, NSW  2065

 <https://blog.smartercommunities.com.au/> <image002.jpg>
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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'
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:  <mailto:marquis at bfms.com.au> marquis at bfms.com.au
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From: MQ 601 - Craig Laforest < <mailto:cscl at optusnet.com.au> cscl at optusnet.com.au>
Date: Thursday, 24 January 2019 at 6:42 pm
To: STM - Patrick Rush < <mailto:prush at stratatitle.com.au> prush at stratatitle.com.au>, Marquis < <mailto:Marquis at bfms.com.au> Marquis at bfms.com.au>, " <mailto:ec at 200william.com> ec at 200william.com" < <mailto: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:  <mailto:ec-bounces at 200william.com> 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';  <mailto: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

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.  <mailto:prush at stratatitle.com.au> prush at stratatitle.com.au 
a. Shop 6/78-80 Alexander Street, CROWS NEST, NSW  2065

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From: Craig Laforest < <mailto:cscl at optusnet.com.au> cscl at optusnet.com.au> 
Sent: Thursday, 24 January 2019 1:55 PM
To: Patrick Rush < <mailto:prush at stratatitle.com.au> prush at stratatitle.com.au>; 'Marquis BFMS' < <mailto:marquis at bfms.com.au> marquis at bfms.com.au>;  <mailto:ec at 200william.com> ec at 200william.com
Cc:  <mailto:ec-bounces at 200william.com> 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:  <mailto:ec-bounces at 200william.com> 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;  <mailto: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

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.  <mailto:prush at stratatitle.com.au> prush at stratatitle.com.au 
a. Shop 6/78-80 Alexander Street, CROWS NEST, NSW  2065

 <https://clicktime.symantec.com/3DEhk5tF7eyRmhaswUbnXBR7Vc?u=https%3A%2F%2Fblog.smartercommunities.com.au%2F> <image005.jpg>
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_____________________________________________
From: Craig Laforest < <mailto:cscl at optusnet.com.au> cscl at optusnet.com.au> 
Sent: Thursday, 24 January 2019 12:25 PM
To: Patrick Rush < <mailto:prush at stratatitle.com.au> prush at stratatitle.com.au>; Marquis BFMS < <mailto:marquis at bfms.com.au> marquis at bfms.com.au>;  <mailto:ec at 200william.com> ec at 200william.com;  <mailto:ec-bounces 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> mailto:cscl at optusnet.com.au] 
Sent: Tuesday, 22 January 2019 10:48 AM
To: ' <mailto:prush at stratatitle.com.au> prush at stratatitle.com.au'; Marquis BFMS ( <mailto:marquis at bfms.com.au> 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:[mailto:cscl at optusnet.com.au]> [mailto:cscl at optusnet.com.au] 
Sent: Tuesday, 8 January 2019 3:59 PM
To: ' <mailto:prush at stratatitle.com.au> prush at stratatitle.com.au'; Marquis BFMS ( <mailto:marquis at bfms.com.au> 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:[mailto:cscl at optusnet.com.au]> [mailto:cscl at optusnet.com.au] 
Sent: Tuesday, 9 October 2018 8:28 AM
To: Marquis BFMS ( <mailto:marquis at bfms.com.au> marquis at bfms.com.au)
Cc: ' <mailto:prush at stratatitle.com.au> 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

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