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

Mon May 2 12:11:19 AEST 2022

Hello Darren,

I see that my other apartment 403 is not mentioned.  Please ensure that you
also have it listed for water penetration repairs around the curved windows.
I would appreciate any update as soon as it is available.

Thank you.

From: ec-bounces at 200william.com <ec-bounces at 200william.com> On Behalf Of
Leanne Eardley
Sent: Monday, 2 May 2022 10:43 AM
To: Marquis <Marquis at bfms.com.au>; ec at 200william.com
Cc: Deborah O'Brien <dobrien at stratatitle.com.au>
Subject: Re: [200William-EC SP67851] SP 67851 - Marquis Re: External Facade
Rainwater Leaks

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

STRATA TITLE MANAGEMENT

t.  (02) 9266 2600 
d. (02) 9266 2648
e.  <mailto:name at stratatitle.com.au> leardley at stratatitle.com.au 
a. Suite 2, Level 4, 1 Chandos Street, St Leonards NSW 2065

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From: Marquis <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> > 
Sent: Wednesday, 20 April 2022 2:48 PM
To: ec at 200william.com <mailto:ec at 200william.com> 
Cc: Leanne Eardley <leardley at stratatitle.com.au
<mailto: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

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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