[200WILLIAM-EC SP67851] Building report

Fri Feb 2 10:41:57 AEDT 2024

Is the balcony test only one balcony? Not $2k per balcony for every balcony we have?

Matt

On 2 Feb 2024, at 9:02 am, Paul Mooney <paulmooney at manxpm.com.au> wrote:

 Kylie. -  EC

I think we must proceed to next phase.

Balcony quote is, I understand, under review and is only one balcony.

I do think we need a committee meeting arranged ASAP.  I am going away on 15th so prior if possible.

Regards

P

Sent from my iPhone

On 2 Feb 2024, at 8:08 am, kylie Curtis <kyliemcurtis at yahoo.com> wrote:

Hi Matt and EC

Should we meet today for a half hour to hour this afternoon As a matter of urgency to go through report and agree to proceed?

I can be available 12-1pm or anytime between 3-5pm if this suits others.

Or would you prefer we just read it again and email you ?

I’m happy to proceed with the quotes - we are still waiting on the flood testing on balcony quotes to come in cheaper as all agreed too expensive.

Warm Regards,
Kylie
Sent from my iPhone

On 1 Feb 2024, at 6:50 pm, matt at perkins.id.au wrote:

The issue with council is not  clear as yet. When Sarah has all the facts she will make a  report and bring us up to date. At the moment council have not made a final decision and Sarah is negotiating with them to try and get some leniency as STM passed on none of the correspondence and in fact did nothing.

Matt

P
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Matt Perkins

0403571333
On 1 Feb 2024 at 6:43 PM +1100, Paul Mooney <paulmooney at manxpm.com.au>, wrote:
Matt,

I think we should have received from Sarah whatever correspondence there is relating to council and cladding so that we are fully abreast of the new scenario.

Regards

Paul

Sent from my iPhone

On 1 Feb 2024, at 5:54 pm, matt at perkins.id.au wrote:

Hi all,
I note that some time has passed since I posted the building report and if we want to continue to the next step and allow them to proceed with setting up the specification.

We are still waiting for additional tank testing quotes, but aside from that, please indicate if you want to go ahead with the rest of the quote for the spec. You should also be aware that an order has been made by the council to replace the cladding due to what looks like a mistake by STM (yet to be confirmed, but Sarah is working on it). So in any case, we will need to replace at least the cladding even if the other work is not done.

Matt.

P
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Matt Perkins

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On 16 Dec 2023 at 9:58 AM +1100, Craig Laforest <cscl at optusnet.com.au>, wrote:

EC,

Matt G, you may ask me to only refer to comments made in the report, however, I will continue to refer to the experts I know and rely on.

Regards, Craig

----- Original Message -----
From:
"Paul Mooney" <paulmooney at manxpm.com.au>

To:
"Matthew Guy" <matthew_guy at hotmail.com>
Cc:
"Craig Laforest" <cscl at optusnet.com.au>, <ec at mailman.perkins.id.au>
Sent:
Sat, 16 Dec 2023 09:10:24 +1100
Subject:
Re: [200WILLIAM-EC SP67851] Building report

EC,

I agree with this summary from Matt and repeat my statement from yesterday.

` It seems we have little to consider until the technical specifications for remedial work are obtained, which is obviously necessary ASAP.’

I think we must now be patient , even though difficult, and wait for the follow up more detailed report and stop the speculative correspondence.

Enjoy your weekend.

Regards

Paul

Sent from my iPhone

On 16 Dec 2023, at 8:47 am, Matthew Guy <matthew_guy at hotmail.com> wrote:

Hi Craig,

As the EC, the owners place trust in us to make the best decisions for the building based on, where necessary, professional recommendation.

We have engaged a professional in this instance and they have provided a report.

To avoid confusion, and ensure we are all on the same page, please only refer to the findings in this report, using the same terminology as was used by the engineers.

Your two contractors have not been engaged by the strata so their opinions on the matter are not relevant in this instance.

Regards,

Matt G

On 16 Dec 2023, at 7:37 am, Craig Laforest <cscl at optusnet.com.au> wrote:

I have spoken to two other contractors who work on properties I own and they have used the words 'concrete cancer' on our building, after viewing the exposed steel.  The engineer's report was also supposed to have a response to the cladding by taking a sample of the wall panel used for our  walls but that didn't happen. Sarah, would you please check with the contractor how he missed that. Thank you.

----- Original Message -----
From:
matt at perkins.id.au

To:
"kylie Curtis" <kyliemcurtis at yahoo.com>, "Craig Laforest" <cscl at optusnet.com.au>
Cc:
<ec at mailman.perkins.id.au>
Sent:
Fri, 15 Dec 2023 21:46:21 +1100
Subject:
Re: [200WILLIAM-EC SP67851] Building report

Hi Craig,
The engineer did not mention concrete cancer in their report. Although they mentioned spalling, they referred to the steel angle which is on the edges of the render. That's hardly concrete cancer. Let's not over-dramatise this. It's mostly cosmetic; there's no evidence of the structure of the building being compromised. There is no exposed steel reinforcement in the slabs, which is what most people call concrete cancer. It's worth noting that these emails form part of the strata record and directly affect the prices in the building. It's up to us as EC members to take a cool head and not adversely affect peoples' apartment values. Throwing words like concrete cancer around does little other than lower our property values. Paul sent an email recently outlining this, but it seems to have fallen on deaf ears.

We are all aware of the problems with the render; that is why we agreed to get the report. We have all agreed on the next steps. We all want a resolution as quickly as possible. I'm not sure what the point of your email is other than to be vexatious.

We are all working together here for a resolution. I would appreciate you working with us on this one and not damaging the property values any further by throwing around unnecessary emotive descriptions.

Matt

Matt -- ** DO NOT SEND PRIVATE OR CONFIDENTIAL MATERIAL VIA EMAIL Matt Perkins 0403571333
On 15 Dec 2023 at 9:00 PM +1100, Craig Laforest <cscl at optusnet.com.au>, wrote:

Hello everyone,

I would like to highlight that concrete cancer is not a simply issue

As you may be aware, concrete is a porous material and when used for construction, reinforcing steel is inserted to bolster its strength. Since concrete is porous, it can absorb water and salt air very easily, which corrodes the steel inside. This process is what gives a structure concrete cancer. When water is absorbed through the concrete, along with salt air (which the report mentioned), the result is concrete cancer. When the cancer appears, it's because the steel inside the concrete, expands. When it expands, it cracks the concrete.  I have it in numerous areas on my deck and on the window ledges. Rusting steel angles are considered concrete cancer. We do not have render inside the concrete. We have steel, which is exposed in many places.

We must attack this problem ASAP.
Cheers,
Craig

----- Original Message -----
From:
matt at perkins.id.au

To:
"kylie Curtis" <kyliemcurtis at yahoo.com>
Cc:
"ec at mailman.perkins.id.au" <ec at mailman.perkins.id.au>
Sent:
Fri, 15 Dec 2023 15:54:55 +1100
Subject:
Re: [200WILLIAM-EC SP67851] Building report

Hi Kylie.
 No I have requested a quote to create a scope of work. Once we agree to that quote a scope and technical specifications can be created. We can then use those specifications to put the work out to tender and then we can have a GM to adopt one of the quotes and generate either additional budget or a special levy.

I have never seen any “concrete cancer” in this building. Concrete cancer typically refers to corrosion in steel reinforcement. Our building is brick with render. As far as I’m aware the only place we could have concrete cancer is in the slabs between floors and there has never been any indication of that.  There’s some rusting steel angle but that’s not concrete cancer. What we are talking about here is cosmetic and waterproofing not structural as concrete cancer can be.

Warm regards
Matt

Matt

Matt -- ** DO NOT SEND PRIVATE OR CONFIDENTIAL MATERIAL VIA EMAIL Matt Perkins 0403571333
On 15 Dec 2023 at 3:39 PM +1100, kylie Curtis <kyliemcurtis at yahoo.com>, wrote:
Thank you Matt.

Will the engineer follow up with quotes for the works that need to be carried out immediately?

It looks like there’s a lot of work to be carried out and I note the images and points around rust and moisture in the facade and building but I don’t see anything about concrete cancer, unless I’m missing something?

Warm Regards,
Kylie
Sent from my iPhone

On 15 Dec 2023, at 3:02 pm, matt at perkins.id.au wrote:

Hi All,
You can download the building report from the included link. It's to big for email. There's nothing unexpected there that I can see. I have ask Sarah to follow up and get a quote for the work to generate the technical spec for rectification which can be used for the tender process.

Warm regards
Matt

https://www.dropbox.com/scl/fi/q5pt0me38tq9nnzbzn663/200-William-Street-Woolloomooloo-Building-Condition-Assessment.pdf?rlkey=pw5w47r3vfn4alod7hj10ah5m&dl=0

Matt -- ** DO NOT SEND PRIVATE OR CONFIDENTIAL MATERIAL VIA EMAIL Matt Perkins 0403571333
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