[200William-EC SP67851] EXT - Outstanding Issues
Katherine French
katherine.french at bigpond.com
Thu Jan 16 16:22:27 AEDT 2020
Hi EC
So grateful that you are onto important issues regarding the water, heating etc. Glad to have your experience and expertise to guide us. Steep learning curve for me.
I wonder if someone could clarify for me the arrangement in place for payment of the gas bill. I receive from my provider, AGL, a gas bill every quarter for around $100 for the building. My payment goes to AGL, not Strata. Does that sound right to you Matt?
All the best for 2020
Katherine.
Sent from my iPhone
> On 16 Jan 2020, at 12:16 pm, Matt Perkins <matt at spectrum.com.au> wrote:
>
> The number one problem we have is hot water. In some buildings people pay for hot water as part of their gas bill. We only pay for individual hot water (as gas) when there is not enough output from the Quantum heaters and the system needs to use the gas boiler to supplement supply. So in this case the cost of water heating is shifted from the individual to the strata. So you pay for your hot water through your strata fees. Not to the gas company as it is in most units.
>
> The Quantum heaters are one of the most efficient types of hot water production so from a financial standpoint it's a great investment. What it does mean is that our fees seem higher. But the cost is just shifted from an individual gas bill to the strata fees. (and the commercial strata pay some of it to :)
>
> The air con is the same sort of issue. A component of the air con system (HVAC) is charged to the building and not included in the individual lot owners electricity as a result as it would in a building that has individual isolated HVAC for each lot. There's a gain in the system by pooling it together but it's not easily quantified.
>
> There is a problem with the HVAC in that the cooling towers and pumps run 24/7. There's some history here. In a normal setup when an Aircon needs water a call is put in via a control system from the individual compressor units to the cooling tower to switch it on. So if any units compressors are running the cooling tower and pumps will also be running. If there is no demand for water the pumps and towers shut down. About 9 years ago the then owner of unit 401 conducted a major renovation of his apartment (without permission) during that renovation he cut the control cables to all the condenser units bellow level 4. So as a result if the towers are placed back onto automatic they will not come on if demand is required bellow level 4. This can among other things cause damage to the units bellow level 4's compressors. So the towers were placed on manual at that time and they run 24/7. The broken cable has been sealed inside walls somewhere in 401 and it would be a massive job to restore / find.. The renovation of 401 removed all internal walls and even an external wall of the building. There is also a problem with the towers going on and off as they should as the owner of 601 complained constantly as he could hear the pumps starting and stopping all night. (The main recycling pump is above his unit) We get far less complaints from him when they just run continually. So it was left as is. I dont have a good idea of how much saving we would make there if they were back on automatic. But for the towers to shut down evey apartment would need to have their HVAC turned off. Which I would guess would only happen in winter at night time. Also to re-instate the system massive investigative works would need to be done inside 401 to work out what where the cables are.
>
> There's not much we can do about the sewer and storm water pumps. Darren did find recently one was running more then it should because of a wiring problem that has been fixed. So that might improve things. Our building is built where ground water seeps through as a result a pump needs to run to keep the lower parking levels dry. Without the pumps the lower levels of the car parks would ultimately be underwater.
>
> The lifts are not the most economic (ironically they are called ecodisc) But that does not mean they are economical to run but rather they were cheap to install because a lift motor room is not required. The motors are suspended at the top of the shaft. There are more economical to run lifts these days but we have what we have and are stuck with it due to building design.
>
> That was a lot to get through.
>
> Matt
>
>
>
>> On 16/1/20 10:52 am, Creighton, Adam wrote:
>> Matt thanks for your excellent analysis! good to have an engineer on the EC :-)
>> agree with you and Brook then. no point spending money for no payoff.
>> we should definitely try to get a cheaper energy deal however - 1 cent is almost 10% right? that's $6k a year.
>> more generally, Matt, is there anything we can do about upgrading or changing the pumps so they consume less electricity.
>> Our building was constructed when Australia had cheap electricity, how we have the most expensive electricity in the world.
>>
>>
>>
>>> On Thu, 16 Jan 2020 at 10:48, Sarkis Mouawad <smouawad at stratatitle.com.au> wrote:
>>> Hi Matt,
>>>
>>>
>>>
>>> I can discuss this with Andrew, hopefully there will be no objections on his part.
>>>
>>>
>>>
>>> Did you want me to enquire with an energy provider to see if they can provide a better charge rate per KW? (It should be below the Market chargeable rate)
>>>
>>>
>>>
>>> Warm regards,
>>>
>>>
>>>
>>> Sarkis Mouawad
>>>
>>> Community Manager
>>>
>>>
>>>
>>>
>>>
>>> <image001.png>
>>>
>>>
>>> t. (02) 9266 2600
>>>
>>> d. (02) 8204 6437
>>> e. smouawad at stratatitle.com.au
>>> a. Suite 2, Level 4/ 1 Chandos Street, St Leonards NSW 2065
>>>
>>>
>>>
>>>
>>>
>>>
>>>
>>>
>>>
>>>
>>>
>>> <image003.jpg>
>>>
>>> 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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>>> Important Notice: Owners should be aware that all correspondence, including letters, facsimile transmissions and emails are retained on the file of your scheme and may be subject to inspection by owners and residents within your scheme, as well as prospective purchasers for any lot that may be for sale within your scheme. As such author discretion is advised.
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>>> From: brookbeves at bigpond.com <brookbeves at bigpond.com>
>>> Sent: Thursday, 16 January 2020 10:43 AM
>>> To: Matt Perkins <matt at spectrum.com.au>
>>> Cc: Sarkis Mouawad <smouawad at stratatitle.com.au>; Creighton, Adam <creightona at theaustralian.com.au>; ec at 200william.com; Marquis <Marquis at bfms.com.au>
>>> Subject: Re: [200William-EC SP67851] EXT - Outstanding Issues
>>>
>>>
>>>
>>> WARNING. This email was received from an external sender. You should verify the email address before processing the email.
>>>
>>>
>>>
>>> Thanks Matt for your assessment of the electricity consumption/billing.
>>>
>>> In view of the minuscule savings I would prefer the status quo to remain without the added expense of converting. I also prefer the lights burning on my floor in view of previous situations that have occurred.
>>>
>>> Brook
>>>
>>>
>>>
>>> Sent from my iPhone
>>>
>>>
>>>
>>>
>>> On 16 Jan 2020, at 10:17 am, Matt Perkins <matt at spectrum.com.au> wrote:
>>>
>>>
>>>
>>> Thanks Sarkis,
>>>
>>> By my back of an envelope calculations it looks like if all the down lights lights in the building were on 24/7 cost to us would be approximately $120 a month about 2% of the the bill.
>>>
>>>
>>>
>>> If we were to convert them to led then it would go down to around $20 a month. However the cheapest option is to just simply re-instate the sensors. I think they are there but seem to have been turned off because of residents complaints about walking out into a dark lobby for a moment before the lights come on. (Is that correct Darren ?) Could we re-enable all but level 6 ?
>>>
>>>
>>>
>>> I have not taken into account the carpark fluorescent lights. They suck quite a bit of power however any changes to them would need to negotiated with the commercial strata.
>>>
>>>
>>>
>>> The biggest energy usage in the building is pump's. Hot water and lifts. One of the Quantum water heaters operating draws the same amount of power as 80 x 30w downlights and there are 4 of them running during peek and shoulder.
>>>
>>>
>>>
>>> Just one of the building air con circulation pumps draws as much current as 16 downlights and there are many pumps and fans that make up the system. Not to mention storm water and sewer pumps lifts etc etc.
>>>
>>>
>>>
>>> I also note that our electricity rate is quite high. I estimate it to be about 1c higher then market on Shoulder and Peek. The non peek rate seams slightly under market.
>>>
>>>
>>>
>>> So changing to led downlights although the trendy thing to do would likely not relies any sort of positive gain to cashflow for a few years. I think re-instating the sensors is a better option. No power is used when there off and they would be off 95% of the day I would think.
>>>
>>>
>>>
>>> The carpark lighting is a different story. You can change the tubes over to led tubes with integrated sensors they can be installed by a non electrician as they are plug and play and come with a dummy starter. They come on at a low level normally then when the sensor goes off they turn up to full brightness.
>>>
>>>
>>>
>>> There are implications however i guess with moving cars that should be considered and Andrew would also need to agree to the initial expense they are $39.50 a tube.
>>>
>>>
>>>
>>>
>>>
>>> Matt.
>>>
>>>
>>>
>>>
>>>
>>> On 15/1/20 8:51 am, Sarkis Mouawad wrote:
>>>
>>> Hi All,
>>>
>>>
>>>
>>> Matt Please find attached 2 energy bills for October and November.
>>>
>>>
>>>
>>> In relation to the sensors, Yes I would recommend having them done at the same time.
>>>
>>>
>>>
>>> Warm regards,
>>>
>>>
>>>
>>> Sarkis Mouawad
>>>
>>> Community Manager
>>>
>>>
>>>
>>>
>>>
>>> <image001.png>
>>>
>>>
>>> t. (02) 9266 2600
>>>
>>> d. (02) 8204 6437
>>> e. smouawad at stratatitle.com.au
>>> a. Suite 2, Level 4/ 1 Chandos Street, St Leonards NSW 2065
>>>
>>>
>>>
>>>
>>>
>>>
>>>
>>>
>>>
>>>
>>>
>>> <image003.jpg>
>>>
>>>
>>>
>>> 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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>>> Important Notice: Owners should be aware that all correspondence, including letters, facsimile transmissions and emails are retained on the file of your scheme and may be subject to inspection by owners and residents within your scheme, as well as prospective purchasers for any lot that may be for sale within your scheme. As such author discretion is advised.
>>>
>>>
>>>
>>>
>>>
>>>
>>> From: ec-bounces at 200william.com <ec-bounces at 200william.com> On Behalf Of Matt Perkins
>>> Sent: Wednesday, 15 January 2020 12:08 AM
>>> To: Creighton, Adam <creightona at theaustralian.com.au>
>>> Cc: ec at 200william.com; Marquis <Marquis at bfms.com.au>
>>> Subject: Re: [200William-EC SP67851] EXT - Outstanding Issues
>>>
>>>
>>>
>>> WARNING. This email was received from an external sender. You should verify the email address before processing the email.
>>>
>>>
>>>
>>> Hi Sarkis,
>>>
>>> Can you please post an energy bill for the BMC im interested in the rate and plan we are on so I calculate the percentage of the bill that is the down lights on the floors
>>>
>>>
>>>
>>> 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
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>>>
>>> On 14 Jan 2020, at 11:29 am, Creighton, Adam <creightona at theaustralian.com.au> wrote:
>>>
>>>
>>>
>>> Hi everyone,
>>>
>>> Thanks Darren; all those issues seem in train.
>>>
>>> Darren informed me that only levels 3 and 7 have sensor lights. I reckon we should get sensors urgently (except for level 6) as a way to trim $56k annual electricity bill.
>>>
>>> Having all those lights on all day, all night must cost a fortune.
>>>
>>> Sarkis, should we do this at the same time as replacing all the globes with power saving globes?
>>>
>>> cheers,
>>>
>>> Adam
>>>
>>>
>>>
>>>
>>>
>>> On Mon, 13 Jan 2020 at 09:27, Marquis <Marquis at bfms.com.au> wrote:
>>>
>>> Hi All,
>>>
>>> Happy New Year.
>>>
>>> Q. Lift Tiles ( Approved I think waiting install date)
>>> A. The contractor we had arranged for the works has dragged their heels so we have two other companies providing a cost. Hope to have some numbers by the end of the week.
>>>
>>> Q. Level 7 Hogged Tiles. (Solution possible strip & decking etc)
>>> A. We have sent out numerous quote requests but due to the XMAS period responses have been slow. I will follow up again now most contractors are back to work.
>>>
>>> Q. Level P4 Water in parking spots (Drains approved waiting install date)
>>> A. Complete approval from BMC is still outstanding. When Prime Pumps attended site to replace the sewer grinder pump they found that when the pumps around the sewer pit were installed to stop the ground water leak into P4 the wiring was mixed up so the new panel was actually controlling the sewer grinder pumps instead of the ground water pumps. Turns out that the sewer pump is fine and the ground water pumps around the sewer pit had both failed. The control panels have been relabelled and both sewer ground water pumps have been replaced with better quality units. We would like to have the P4 pooling water cleaned up and monitor whether the issue remains now that the system is working as designed.
>>>
>>> Front awning damage by truck. (Not sure what we are waiting on insurance ?)
>>> Work order was issued to Express Glass I will follow up an install date.
>>>
>>> Kind regards,
>>>
>>> Darren Vignes
>>> Building Manager
>>>
>>>
>>> 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/>
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>>>
>>>
>>> On 6/1/20, 6:28 pm, "Matt Perkins" <matt at spectrum.com.au> wrote:
>>>
>>> Hi All,
>>>
>>> Happy New Year hope you had a good holiday period. Here's some
>>> outstanding things for 2020
>>>
>>> Lift Tiles ( Approved I think waiting install date)
>>>
>>> Level 7 Hogged Tiles. (Solution possible strip & decking etc)
>>>
>>> Level P4 Water in parking spots (Drains approved waiting install date)
>>>
>>> Front awning damage by truck. (Not sure what we are waiting on insurance
>>> ? )
>>>
>>> Can anyone think of anything else.
>>>
>>> Matt
>>>
>>>
>>>
>>> --
>>> /* Matt Perkins
>>> Direct 02 8916 8101 Spectrum Networks Ptd. Ltd.
>>> Office 1300 133 299 matt at spectrum.com.au
>>> ABN 66 090 112 913 Level 6, 350 George Street Sydney 2000
>>> */
>>>
>>>
>>>
>>>
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>>>
>>> --
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>>> ADAM CREIGHTON
>>>
>>> Economics Editor
>>>
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>>> /* Matt Perkins
>>> Direct 02 8916 8101 Spectrum Networks Ptd. Ltd.
>>> Office 1300 133 299 matt at spectrum.com.au
>>> Level 6, 350 George Street Sydney 2000
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>>
>>
>> --
>> Adam Creighton
>> Economics Editor
>> 2 Holt Street Surry Hills NSW 2010
>> T +61 2 9288 3995 M +61 457 806 706
>> E creightona at theaustralian.com.au W theaustralian.com.au
>> Subscribe to The Australian Follow us online
>>
>> Proudly supporting 1 degree, A News Corp Australia initiative.
>>
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>> This message and its attachments may contain legally privileged or confidential information. It is intended solely for the named addressee. If you are not the addressee indicated in this message or responsible for delivery of the message to the addressee, you may not copy or deliver this message or its attachments to anyone. Rather, you should permanently delete this message and its attachments and kindly notify the sender by reply e-mail. Any content of this message and its attachments which does not relate to the official business of the sending company must be taken not to have been sent or endorsed by that company or any of its related entities. No warranty is made that the e-mail or attachments are free from computer virus or other defect.
>
> --
> /* Matt Perkins
> Direct 02 8916 8101 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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