[200William-EC SP67851] EXT - Re: STM SC:0544000000220

Fri Jul 15 18:23:59 AEST 2022

Dear Committee,

Hope you are well.
Finally, I have received the revised quotation from Master Waterproofing for the additional repairs of unit 103 and roof.

After I have received the first quotation, there was not included the HBCF (insurance) and I have requested Master Waterproofing to this to be included as the total cost has been over $20k. I have been advised last week that they recommend to have the items invoicing separately to ensure the each job below $20k. Therefore, 4 x separated quotation have been received. From my opinion, HBCF is the protection to the Owners Corporation to ensure the workmanship. The Owners Corporation should consider. However, unit 103 work is extremely urgent. Please let me know your thoughts.

Please find the attached quotation for your review and comment. Further to that, the roof rectification is required the scaffolding and protect pedestrian (Council permission is required). Additional quote will be provided from another company which recommended from Master Waterproofing.

Sorry to taking so long to sort it out as it has been more complicated than I thought. I will recommend to have a proper builder or engineering company to project management for future building remedial rectification to avoid the delay on the project.

Thank you.

Kind Regards,

James Cheng
Senior Community Manager

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STRATA TITLE MANAGEMENT

t.  (02) 9266 2600
e. jamescheng at stratatitle.com.au<mailto:afripp at stratatitle.com.au>
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------------------- Original Message -------------------
From: DARREN VIGNES <marquis at bfms.com.au>;
Received: Wed Jun 15 2022 09:12:37 GMT+1000 (Australian Eastern Standard Time)
To: PERKINS M <matt at perkins.id.au>; GUY M & KROOK S <matthew_guy at hotmail.com>; GUY MATTHEW <matthew_guy at hotmail.com>; PERKINS M <matt at perkins.id.au>; PERKINS MATTHEW <matt at perkins.id.au>; GUY M & KROOK S <matthew_guy at hotmail.com>; PERKINS MATTHEW <matt at perkins.id.au>; GUY MATTHEW <matthew_guy at hotmail.com>; PERKINS M <matt at perkins.id.au>; PERKINS M <matt at perkins.id.au>; PERKINS M <matt at perkins.id.au>; PERKINS M <matt at perkins.id.au>;
Cc: LAFOREST CRAIG <cscl at optusnet.com.au>; LAFOREST C <cscl at optusnet.com.au>; LAFOREST C <cscl at optusnet.com.au>; LAFOREST CRAIG STEPHEN CAREW <cscl at optusnet.com.au>; James Cheng <jamescheng at stratatitle.com.au>; LAFOREST C <cscl at optusnet.com.au>; LAFOREST C <cscl at optusnet.com.au>; LAFOREST C <cscl at optusnet.com.au>; LAFOREST CRAIG STEPHEN CAREW <cscl at optusnet.com.au>; LAFOREST CRAIG <cscl at optusnet.com.au>; LAFOREST C <cscl at optusnet.com.au>; LAFOREST C <cscl at optusnet.com.au>; LAFOREST CRAIG STEPHEN CAREW <cscl at optusnet.com.au>; LAFOREST C <cscl at optusnet.com.au>; LAFOREST C <cscl at optusnet.com.au>; LAFOREST C <cscl at optusnet.com.au>; LAFOREST CRAIG STEPHEN CAREW <cscl at optusnet.com.au>; LAFOREST CRAIG STEPHEN CAREW <cscl at optusnet.com.au>; LAFOREST C <cscl at optusnet.com.au>; LAFOREST C <cscl at optusnet.com.au>; LAFOREST C <cscl at optusnet.com.au>; LAFOREST CRAIG STEPHEN CAREW <cscl at optusnet.com.au>; James Cheng <jamescheng at stratatitle.com.au>;
Subject: Re: EXT - Re: STM

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Hi all,

Quick break down as follows:

Western Rooftop Terrace Deck & Apt 103 Balcony
Works on the western rooftop terrace and balcony of 103 have again halted due to water penetration in the parapet walls.

Removal of the existing flooring has confirmed that water is penetrating the parapet wall which will be able to build up under the new waterproofing membrane. The contractor will not provide the waterproofing warranty unless the water penetration issue is addressed by removing all the render from both sides of the parapet walls, application of waterproofing membrane over the parapet walls and re rendering both sides of parapet walls. The work will require scaffolding and hording down on William St.

I have attached a plan of what is proposed with the parapet walls in red, the overhang scaffold in green and the hording in blue.

Additional Quoted Cost
Parapet Wall Repairs - $47,000.00 + GST
Scaffold - $17,000.00 + GST
Pedestrian Protection/Hording - $16,000.00 + GST
Total - $80,000.00 + GST

Apt 602 Bedroom Ceiling Leak
Water has again penetrated the bedroom ceiling in the same location that was identified during the eastern terrace waterproofing work back in 2018. Photo attached for reference. At the time, we water tested the new membrane for leaks and found water was penetrating the podium wall and tracking down through a hole above Apt 602 bedroom. The issue was resolved by sealing up cracks around the external podium wall.

Recent investigation during a rainstorm identified the water to be dripping from this same hole indicating that water is again getting into the podium wall. The external podium wall was checked, and no new cracks or failed repairs could be found. The top of the podium wall had some new cracks and two previously repairs had holes due to birds picking at the seals. The parapet wall that joins adjoins the podium wall had rusted angles which had broken apart. The expansion joints between the parapet and podium walls on the external facade had failed. The seal between the external parapet wall and the slab had also failed.

Updown Access was urgently engaged to reseal the new cracks and previous repairs on the top of the podium wall. Cut out and remove the rusted metal angles on the parapet wall, replace with new plastic angles and render. Replace the failed expansion joints on the parapet wall and reseal the handrail posts on the top of the parapet wall. The cost to complete this work came to $4,000.00 + GST.

We monitored the bedroom of Apt 602 during the next rain period and found rainwater still penetrating in the same ceiling location. Another section of parapet wall between the small parapet wall and the Gym wall has obvious signs of water penetration. The metal angles have also rusted and exposed the wall to potential water penetration. Updown Access have quoted $3,000.00 + GST to repair this wall if leaking is identified around this section.

NOTE - As this issue is ongoing and the cause tricky to identify, I would like to propose bringing Tony from DWRS back to conduct testing and provide a report on the findings.

Apt 602 Living Room Leak
Water has penetrated the living area of Apartment 602 around the sliding doors. Inspection and testing found water is getting into the external wall and coming out around the skirting. The parapet wall was checked, and some cracking and bubbling paint was identified. The seal between the parapet wall and metal awning has failed and requires replacement. A substantial amount of water has built up under a section of the planter box membrane. To rectify this issue, we propose to drill drainage holes in the external parapet wall to allow the water build up under the planter box membrane to drain. Repair the cracks and drainage holes on the parapet wall. Apply waterproofing membrane to the parapet wall, planter box walls and handrail posts. Repaint the sections of waterproofing membrane to suit existing. Updown Access have quoted $8,200.00 + GST to repair.

NOTE - Due to the cost of this repair I would like Tony from DWRS to include this issue in the testing and report.

Apt 403
Rainwater is penetrating the top of the rounded windows. Marked on the attached William St Facade in aqua. Updown Access have quoted $2,000.00 + GST to remove and replace the existing seals.

Dowling St External Facade Leaks

Apt 201
Rainwater has penetrated the external bedroom wall. Water drips from the ceiling and is tripping out their power point. Above the leak location is two expansion joints in poor condition, metal corner angles that have rusted and broken apart and a very dark stain under the rainwater head on the corner of Craig's terrace. Attached is a plan for reference with the areas marked in pink. I had a plumber onsite to investigate a leak in Craig's ensuite, so I had them also look at the rainwater head and they have confirmed the seals around it require replacement. To address the other issues Updown access have quoted $5,000.00 + GST.

Apt 106
Rainwater is penetrating the top of the rounded windows. Marked on the attached in light blue. Updown Access have quoted $2,000.00 + GST to remove and replace the existing seals.

Willam St Ground Floor Facade
The William St ground floor facade is looking very poor due to rain penetrating the external walls and we have received several complaints about the building's presentation. To permanently fix the issue the whole building facade requires extensive repairs so instead we have obtained a quotation for $1,580.00 + GST for the following:
Scrape back all the damaged paint work and expose the metal trims that have corrosion.
Treat corrosion to trims.
Apply setting compounds to facades.
Prime and paint facade repairs.
Remove and replace 2 x broken wall tiles.
Kind regards,

Darren Vignes

Building Manager

[cid:19969e3b-d101-4478-8ed7-6145c8a22c86]

Building Facilities Management Solutions
200 William Street, Woolloomooloo NSW 2111
T: 0488 388 313
Email: marquis at bfms.com.au<mailto:marquis at bfms.com.au>
bfms.com.au

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________________________________
From: Matthew Perkins - Private <matt at perkins.id.au>
Sent: 14 June 2022 20:06
To: Matthew Guy <matthew_guy at hotmail.com>
Cc: Craig Laforest <cscl at optusnet.com.au>; James Cheng <jamescheng at stratatitle.com.au>; Marquis <marquis at bfms.com.au>
Subject: EXT - Re: STM

Darren,

Could you perhaps provide a quick ledger of the outstanding work and
cost. I know it's an additional $80~ for the extra scaffold but there
has been some extras since then. Just to make sure $100k will cover it.

Matt

On 14/6/2022 6:33 pm, Matthew Guy wrote:
> Hi Matt,
>
> Thank you for all of this.
>
> I am in favour of a lower special levy ($100k raised) for the works. We are working within a period of inflated strata fees as it is so don’t think we should push it unless absolutely necessary.
>
> Will be interesting to see how James picks things up.
>
> Matt
>
>> On 14 Jun 2022, at 4:51 pm, Matthew Perkins - Private <matt at perkins.id.au> wrote:
>>
>> Hi Craig/Matthew,
>>
>>   I have finally spoken to STM. Apparently Leanne is on maternity leave and has been removed from our account. I have spoken to our new community manager James  who seems keen to help. First order of business is to raise the special levy to fix the two outstanding water leak issues and get 301 complete before NCAT is again involved. I have stressed to James how urgent this all is due to the delays by STM.  I hope that he can issue a paper meeting within the minimum statute time and get this covered off so we can tell the builders to come back and finish off.  I suggest we raise the levy for $150,000 I think the extra work is around ~80k so that should give us a good buffer for the extra work.  We could likely get away with $100k What do we all think. An explanatory note is going to need to go out with the EGM if we expect it to pass.
>>
>> Also outstanding is the building fire certificate as the ex owners of 401 removed critical building fire infrastructure when they renovated (Shane Elis) We are going to need to approach the owners of 401 to ask them to remediate the damage.
>>
>> Project Remediate - We dont know where this is up to. But I have ask James to chase it up.
>>
>> 601 Radiation - Mediation.  James has informed me that we are going to head of to mediation with Craig.  Perhaps this can be avoided now that STM seem to be back in the game.
>>
>> Note that I speak to Darren almost every week and we are getting on top of everything slowly so as to remain on some sort of budget.  Water leaks are still our top priority with the fire cert a close second.
>>
>> Matt
>>
>>
>> --
>> Matt Perkins
>> 0403571333
>>
--
Matt Perkins
0403571333

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