[200William-EC SP67851] SP 67851 - Marquis Re: External Facade Rainwater Leaks

Mon May 2 10:42:54 AEST 2022

Good Morning Darren

Darren, can you please confirm if you are seeking approval to proceed with the below, or whether this was for the information of the Committee on the current leaks occurring from the façade.

We have previously advised that the Façade is NOT a shared facility. The only queries I have with the below items is the Avis Reception and William Street Ground floor Façade, these are likely Commercial's responsibility to repair & Maintain but they haven't been shown on the diagrams you have sent through, so I am unable to refer to the strata plans for both strata schemes to confirm the location.

I have attached a copy of the SMS which outlines the shared facilities - which are located pages 24-28.

Kind Regards,
Leanne Eardley
Senior Community Manager

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STRATA TITLE MANAGEMENT
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From: Marquis <Marquis at bfms.com.au>
Sent: Wednesday, 20 April 2022 2:48 PM
To: ec at 200william.com
Cc: Leanne Eardley <leardley at stratatitle.com.au>
Subject: Marquis Re: External Facade Rainwater Leaks

WARNING. This email was received from an external sender. You should verify the email address before processing the email.

Good afternoon all,

The recent rainstorms have caused leaking issues throughout the building. The following is a breakdown and costing to address each issue.

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 plan to monitor the bedroom of Apt 602 during the next rain period to ensure the repairs were successful before repairing the ceiling.

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.

Attached is a plan of the William St external facade with the red section outlining the completed repairs and the green section outlining the recommended parapet wall repairs.

Apt 104 Bedroom Ceiling Leak
Water has penetrated the bedroom ceiling next to the external wall. The same issue was addressed several years ago by installing a metal flashing across the top of the external facade wall. Over time the flashing has lifted, and the metal corner angles have rusted and broken apart the external wall. Location marked in yellow on the attached William St facade plan. To repair/reseal the existing flashing, remove/replace the rusted metal angle via abseil will cost $3,000.00 + GST.

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.

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.

Attached is a plan of the eastern terrace and rear external facade with the blue and orange sections outlining the locations of the proposed repairs.

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 Window Leak
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.

AVIS reception
Rainwater is penetrating the Dowling St external wall. We have since removed and replaced the expansion joints in the section of external wall marked in purple on the attached for $2,500.00 + GST. But we suspect the seal around the external awning has failed as water is still dripping from the base of the entire awning. To remove and replace the seal marked in orange on the attached is $2,000.00 + GST.

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.

I would assume this would be a BMC expense, but Leanne will need to confirm.

I hope all this makes sense but if you have questions, please let me know. Thanks

Kind regards,

Darren Vignes

Building Manager
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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>
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