[200WILLIAM-EC SP67851] Apartment Building External Works - ACP Cladding Replacement Proposal

Tue Feb 4 12:06:29 AEDT 2025

Hi All,

Just for everyone’s information, Marco from Sydney of City Council has contacted me just now and requested an update on the cladding removal.

I have advised him that we are in the process of finalising the quotations which has taken a little longer than expected.

He has requested if we can please send through the schedule of works once received so he can update the fire order accordingly.

If I can do anything in the meantime to assist please let me know.

Kind regards,

SARAH WALMSLEY | MANAGING DIRECTOR & LICENSEE IN CHARGE
FELLOW STRATA COMMUNITY MANAGER (FSCM)

ASCENDCORP STRATA PTY LTD
P  02 9799 1111  |   E  sarah at ascendcorpstrata.com.au<mailto:sarah at ascendcorpstrata.com.au>   |   W www.ascendcorp.com.au<http://www.ascendcorp.com.au/>
PO Box 419 NORTH SYDNEY NSW 2059  |  A  100 Walker Street, NORTH SYDNEY NSW 2060

After-hour emergencies please call 1300 724 814
Liability limited by a scheme approved under Professional Standards Legislation.

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From: Matthew Guy <matthew_guy at hotmail.com>
Sent: Monday, 3 February 2025 6:11 PM
To: ec at 200william.com; Sarah | AscendCorp Strata <sarah at ascendcorpstrata.com.au>; Marquis <Marquis at bfms.com.au>
Subject: Fw: Apartment Building External Works - ACP Cladding Replacement Proposal

Thanks Craig,

I asked Peter to clarify. They have listed the actual cladding as 'curved elements'.

I agree with you though, if we can take the awnings down, lets leave them off.

Matt
________________________________
From: Peter Delohery <peter_delohery at buildcorp.com.au<mailto:peter_delohery at buildcorp.com.au>>
Sent: Monday, 3 February 2025 5:13 PM
To: Matthew Guy <matthew_guy at hotmail.com<mailto:matthew_guy at hotmail.com>>
Subject: RE: Apartment Building External Works - ACP Cladding Replacement Proposal

Correct Matthew  - spandrels under windows - as per below

[cid:image002.jpg at 01DB76FC.4F9A9AD0]      [cid:image008.jpg at 01DB76FC.4F9A9AD0]

Peter Delohery

Estimating Manager

Buildcorp

 |

NSW

Remedial & Facade

Mob: 0458 936 000<tel:%200458%20936%20000>

[Buildcorp]<https://buildcorp.com.au/>

Acknowledgement of Country: Buildcorp acknowledges the Traditional Owners of the lands on which we work, live and learn.
We honour their connection to the land, waters, and sky, and pay our respects to Elders past and present, as we walk together on Country in the spirit of reconciliation.

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Tel 02 9565 0000

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Level 8, 189 Grey Street, South Brisbane QLD 4101

Tel 07 3139 0800

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Level 18, 627 Chapel Street, South Yarra VIC 3141

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From: Matthew Guy <matthew_guy at hotmail.com<mailto:matthew_guy at hotmail.com>>
Sent: Monday, 3 February 2025 4:50 PM
To: Peter Delohery <peter_delohery at buildcorp.com.au<mailto:peter_delohery at buildcorp.com.au>>
Subject: Re: Apartment Building External Works - ACP Cladding Replacement Proposal

Hi Peter,

Just checking, the 'removal and replacement of curved elements' on both corners - this is the actual cladding under the bay windows isnt it? This is not the glass feature awnings just above street level?

Matt

________________________________

From: Peter Delohery <peter_delohery at buildcorp.com.au<mailto:peter_delohery at buildcorp.com.au>>
Sent: Monday, 3 February 2025 3:42 PM
To: Matthew Guy <matthew_guy at hotmail.com<mailto:matthew_guy at hotmail.com>>
Subject: RE: Apartment Building External Works - ACP Cladding Replacement Proposal

Hi Matthew,

Please find attached our proposal to undertake the ACP replacement [being the 1st part of your request below] – in order that the EC may act on same (given timing pressures).

We believe hoardings will be required in conjunction with abseilers to complete the works to each spandrel as efficiently as possible (with minimal impact on occupants / retailers). That being said, if engaged, we can prepare a Traffic Control Plan [TCP] and discuss the possibilities with Council [CoS] for dispensation from full B-Class hoardings. If there is any dispensation from this, we can provide a reduction by means of HCV credit.

Typically, there is a 4-week turnaround once TCP / hoarding plans are submitted for CoS to approve (as long as it doesn’t need to go to a traffic panel meeting) – which again makes your timeframe VERY compressed to initiate the works to meet Fire Order requirements.

Unfortunately, the costs associated with doing the ACP replacement works in isolation [circa $200K] makes this exercise very inefficient from a wholistic building refurbishment perspective and it would have been great to incorporate same within a wider Scope of Works that could be scheduled to maximise benefits of undertaking other demolition works to the facade. The costs associated with hoardings will ultimately have to be repeated, once balance of remediation works and/or building betterment are identified and initiated.

The replacement cladding materials in this colour are typically in stock, but will need EC approval of same before ordering.

We’ll keep putting some refined budgets together for balance of building works (albeit stipulating the number of balconies to be included within same) – but the focus needs to be on the non-compliant ACP replacement for now.

Don’t hesitate to call with any queries.

Kind Regards,

Peter Delohery

Estimating Manager

Buildcorp

 |

NSW

Remedial & Facade

Mob: 0458 936 000<tel:%200458%20936%20000>

[Buildcorp]<https://buildcorp.com.au/>

Acknowledgement of Country: Buildcorp acknowledges the Traditional Owners of the lands on which we work, live and learn.
We honour their connection to the land, waters, and sky, and pay our respects to Elders past and present, as we walk together on Country in the spirit of reconciliation.

New South Wales

Level 4, 10 Mallett Street, Camperdown NSW 2050

Tel 02 9565 0000

Queensland

Level 8, 189 Grey Street, South Brisbane QLD 4101

Tel 07 3139 0800

Victoria

Level 18, 627 Chapel Street, South Yarra VIC 3141

Tel 03 9975 8800

[Contact]<http://www.buildcorp.com.au/contact/>

[LinkedIn]<https://au.linkedin.com/company/buildcorp>

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Please consider the environment before printing this email. Buildcorp - Confidential Communication – This email (which includes any attachments) is confidential and may be subject to legal professional privilege. If this email has been sent to you by mistake please inform us by reply email and then delete the email, destroy any printed copy and do not disclose or use the information in it. There is no warranty that this email is error or virus free. If this is a private communication it does not represent the views of Buildcorp. This email is copyright. Buildcorp is not liable if an attachment is altered without its written consent. If, for any reason, we suspect that an incoming email may be virus-infected, it will be quarantined and may not reach its intended recipient. If you are concerned that your email may not reach the intended recipient at Buildcorp, please request confirmation of receipt within the body of your email and resend the email if the confirmation is not received within a reasonable time.

From: Matthew Guy <matthew_guy at hotmail.com<mailto:matthew_guy at hotmail.com>>
Sent: Thursday, 23 January 2025 10:43 AM
To: Peter Delohery <peter_delohery at buildcorp.com.au<mailto:peter_delohery at buildcorp.com.au>>
Subject: Re: Apartment Building External Works - Indicative Costs

Thanks Peter,

Matt

On 23 Jan 2025, at 10:01 am, Peter Delohery <peter_delohery at buildcorp.com.au<mailto:peter_delohery at buildcorp.com.au>> wrote:

Hi Matthew – yes thanks, back in the swing now though.

Looking to have a quote for you next week and yes – timing should be OK (but will need to look at type of Authority to Undertake Works – ie; DA , BRO or  Fire Order).  If no Approval for removal / replacement in place yet, then will likely need an architect to draft some plans up ASAP.

Cheers

Peter Delohery

Estimating Manager

Buildcorp

 |

NSW

Facade & Remedial

Mob: 0458 936 000<tel:%200458%20936%20000>

<image602043.png><https://buildcorp.com.au/>

Acknowledgement of Country: Buildcorp acknowledges the Traditional Owners of the lands on which we work, live and learn.
We honour their connection to the land, waters, and sky, and pay our respects to Elders past and present, as we walk together on Country in the spirit of reconciliation.

New South Wales

Level 4, 10 Mallett Street, Camperdown NSW 2050

Tel 02 9565 0000

Queensland

Level 8, 189 Grey Street, South Brisbane QLD 4101

Tel 07 3139 0800

Victoria

Level 18, 627 Chapel Street, South Yarra VIC 3141

Tel 03 9975 8800

<image620433.jpg><http://www.buildcorp.com.au/contact-us>

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Buildcorp Foundation:

Help us give even more<https://www.buildcorpfoundation.com.au/> together to tackle the spectrum of our mental health crisis.

Please consider the environment before printing this email. Buildcorp - Confidential Communication – This email (which includes any attachments) is confidential and may be subject to legal professional privilege. If this email has been sent to you by mistake please inform us by reply email and then delete the email, destroy any printed copy and do not disclose or use the information in it. There is no warranty that this email is error or virus free. If this is a private communication it does not represent the views of Buildcorp. This email is copyright. Buildcorp is not liable if an attachment is altered without its written consent. If, for any reason, we suspect that an incoming email may be virus-infected, it will be quarantined and may not reach its intended recipient. If you are concerned that your email may not reach the intended recipient at Buildcorp, please request confirmation of receipt within the body of your email and resend the email if the confirmation is not received within a reasonable time.

From: Matthew Guy <matthew_guy at hotmail.com<mailto:matthew_guy at hotmail.com>>
Sent: Thursday, 23 January 2025 9:10 AM
To: Peter Delohery <peter_delohery at buildcorp.com.au<mailto:peter_delohery at buildcorp.com.au>>
Subject: Re: Apartment Building External Works - Indicative Costs

Hi Peter,

Happy New Year! I hope you had a nice break.

I am just following up on the below, we are coming to a crunch period with the cladding needing to be removed in the next few months. Would Buildcorp have capacity to do this?

Matt

________________________________

From: Peter Delohery <peter_delohery at buildcorp.com.au<mailto:peter_delohery at buildcorp.com.au>>
Sent: Monday, 9 December 2024 1:44 PM
To: Matthew Guy <matthew_guy at hotmail.com<mailto:matthew_guy at hotmail.com>>
Subject: RE: Apartment Building External Works - Indicative Costs

Hi Matthew,

Unfortunately, we won’t be able to get a quote back to you before Xmas and I’ll be on Leave from tomorrow afternoon [Tues10th] until 20th January – along with most of the industry.

Will crack on with same upon my return, with aim of providing you with a proposal in the 1st week of February.

Have a safe and enjoyable break, look forward to catching up on my return.

Regards,

Peter Delohery

Estimating Manager

Buildcorp

 |

NSW

Facade & Remedial

Mob: 0458 936 000<tel:%200458%20936%20000>

<image008.png><https://buildcorp.com.au/>

Acknowledgement of Country: Buildcorp acknowledges the Traditional Owners of the lands on which we work, live and learn.
We honour their connection to the land, waters, and sky, and pay our respects to Elders past and present, as we walk together on Country in the spirit of reconciliation.

New South Wales

Level 4, 10 Mallett Street, Camperdown NSW 2050

Tel 02 9565 0000

Queensland

Level 8, 189 Grey Street, South Brisbane QLD 4101

Tel 07 3139 0800

Victoria

Level 18, 627 Chapel Street, South Yarra VIC 3141

Tel 03 9975 8800

<image009.jpg><http://www.buildcorp.com.au/contact-us>

<image010.png><https://au.linkedin.com/company/buildcorp>

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Buildcorp’s offices will be closed across NSW, VIC and QLD from midday Friday 20 December 2024 and will re-open Monday 6 January 2025. Our project sites have different arrangements, so please talk to your site contact directly for their closing timing. We wish you peace, love and joy this holiday season.

Buildcorp Foundation:

Help us give even more<https://www.buildcorpfoundation.com.au/> together to tackle the spectrum of our mental health crisis.

Please consider the environment before printing this email. Buildcorp - Confidential Communication – This email (which includes any attachments) is confidential and may be subject to legal professional privilege. If this email has been sent to you by mistake please inform us by reply email and then delete the email, destroy any printed copy and do not disclose or use the information in it. There is no warranty that this email is error or virus free. If this is a private communication it does not represent the views of Buildcorp. This email is copyright. Buildcorp is not liable if an attachment is altered without its written consent. If, for any reason, we suspect that an incoming email may be virus-infected, it will be quarantined and may not reach its intended recipient. If you are concerned that your email may not reach the intended recipient at Buildcorp, please request confirmation of receipt within the body of your email and resend the email if the confirmation is not received within a reasonable time.

From: Matthew Guy <matthew_guy at hotmail.com<mailto:matthew_guy at hotmail.com>>
Sent: Thursday, 21 November 2024 9:31 AM
To: Peter Delohery <peter_delohery at buildcorp.com.au<mailto:peter_delohery at buildcorp.com.au>>
Subject: Re: Apartment Building External Works - Indicative Costs

Hi Peter,

The strata committee met this week. I presented them with the budget I sent you of approx $2m for all works.

We need to proceed with the works and will be raising special levies to do this through 2025.

Overall the committee has been very happy with what I have presented from Buildcorp. The detail and responses you have given give us confidence.

We do have to present three quotes to the OC at the AGM early next year.  Can we therefore please proceed with a formal quote for two items:

Flammable cladding

  1.  There is a fire order in place. Cladding MUST be removed by end of March 2025.

  1.  Can we get a quote for the cheapest and easiest way to remove only? Ropes, abseilers, no hoarding (unless absolutely required). We have to get this done ASAP.

  1.  We will also need to ensure the facade is waterproof under the cladding, we don't know what is under there.

Rest of building

  1.  We want to raise special levies and complete the building facade next year:

     *   All government DAs and administration costs

     *   Tile removal and render

     *   Cracking, spalling, render repair

     *   Level 7 East rooftop

     *   Replace any balcony that requires replacement for waterproofing

     *   Painting of building

We were not too keen on paying for separate ECI first, having been burned by MJ on this before. We would prefer this to be done within the works.

Can you let me know if you have any questions?

Matt

________________________________

From: Peter Delohery <peter_delohery at buildcorp.com.au<mailto:peter_delohery at buildcorp.com.au>>
Sent: Monday, 4 November 2024 3:20 PM
To: Matthew Guy <matthew_guy at hotmail.com<mailto:matthew_guy at hotmail.com>>
Subject: RE: Apartment Building External Works - Indicative Costs

Hi Matthew,

Please find attached overview of our typical ECI Service offering, including deliverables.

In conjunction with relevant Consultant input (which you have substantially progressed), it is likely you will receive the following at the end of the ECI period;

  1.  Budget Costing
  2.  Programme
  3.  Qualifications (impacting on cost / programme)
  4.  Marked-up Drawings / Images
  5.  Proposed Materials Specification / Technical Data Sheets
  6.  Hoarding Plan / Materials Handling Analysis / Site Layout
  7.  Traffic Management Plan
  8.  Risk Register
  9.  Offer to Undertake Works

As Owners, once the process has completed, you are entitled to use the information provided for your own benefit.

If you’d like us to formalise an ECI proposal / Deed of Agreement, please allow a couple of weeks for preparation.

Feel free to call with any queries.

Kind regards,

Peter Delohery

Estimating Manager

Buildcorp

 |

NSW

Facade & Remedial

Mob: 0458 936 000<tel:%200458%20936%20000>

<image013.png><https://buildcorp.com.au/>

Acknowledgement of Country: Buildcorp acknowledges the Traditional Owners of the lands on which we work, live and learn.
We honour their connection to the land, waters, and sky, and pay our respects to Elders past and present, as we walk together on Country in the spirit of reconciliation.

New South Wales

Level 4, 10 Mallett Street, Camperdown NSW 2050

Tel 02 9565 0000

Queensland

Level 8, 189 Grey Street, South Brisbane QLD 4101

Tel 07 3139 0800

Victoria

Level 18, 627 Chapel Street, South Yarra VIC 3141

Tel 03 9975 8800

<image009.jpg><http://www.buildcorp.com.au/contact-us>

<image010.png><https://au.linkedin.com/company/buildcorp>

<image011.png><https://www.twitter.com/buildcorpgroup>

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Buildcorp Foundation:

Help us give even more<https://www.buildcorpfoundation.com.au/> together to tackle the spectrum of our mental health crisis.

Please consider the environment before printing this email. Buildcorp - Confidential Communication – This email (which includes any attachments) is confidential and may be subject to legal professional privilege. If this email has been sent to you by mistake please inform us by reply email and then delete the email, destroy any printed copy and do not disclose or use the information in it. There is no warranty that this email is error or virus free. If this is a private communication it does not represent the views of Buildcorp. This email is copyright. Buildcorp is not liable if an attachment is altered without its written consent. If, for any reason, we suspect that an incoming email may be virus-infected, it will be quarantined and may not reach its intended recipient. If you are concerned that your email may not reach the intended recipient at Buildcorp, please request confirmation of receipt within the body of your email and resend the email if the confirmation is not received within a reasonable time.

From: Matthew Guy <matthew_guy at hotmail.com<mailto:matthew_guy at hotmail.com>>
Sent: Saturday, 2 November 2024 8:02 AM
To: Peter Delohery <peter_delohery at buildcorp.com.au<mailto:peter_delohery at buildcorp.com.au>>
Subject: Re: Apartment Building External Works - Indicative Costs

Hi Peter,

Thank you.

Regarding the balconies, we are only aware of the Eastern rooftop that needs to be re-waterproofed and tiled at this stage. We also don’t believe the planters on level 1 are watertight so those too. The rest appear to be ok (no reports of water leaks into the building).

For the ECI, are you saying cost would be about $150-200k to do this? Then we can reduce this by 10% if proceeding to construction? What exactly do we get for this money -  Is it engineering, architect and construction drawings / plan?

Isn’t this what we have from MJ Engineering already?

Once it’s complete do we own it, allowing us to take it to any builder to quote?

Matt

On 29 Oct 2024, at 4:19 PM, Peter Delohery <peter_delohery at buildcorp.com.au<mailto:peter_delohery at buildcorp.com.au>> wrote:

Hi Matthew,

Thanks for the update.

The budget looks about right and should also be able to incorporate some spalling repairs to limited areas (namely where access equipment is established for any Works under Contract [WUC].

It would be good to know on a Strata Plan which balconies you had in mind for full replacement, but apart from that, we could start the ball rolling with getting some more detailed costs and methodologies together.

In most cases, we’d look to initiate an Early Contractor Involvement [ECI] phase to work through the various scope items from a technical and finishes perspective – incorporating a few key consultants [Eng,Arch,BCA,etc].

There’s a fairly sizable commitment in doing an ECI properly, as it could take a few months to fine-tune. With that in mind, would the OC be open to an ECI Proposal that incorporated a discount structure for Fee if the works progressed to Construction within a reasonable timeframe? As an indication, an ECI Fee of 5-10% of WUC value would be typical for the type of works proposed, with circa 25-50% discount of same on account if works proceeded to Contract.

If there is an appetite to proceed with this plan, maybe get some buy-in from OC and we can then formalise a Proposal in the next few weeks.

Kind Regards,

Peter Delohery

Estimating Manager

Buildcorp

 |

NSW

Facade & Remedial

Mob: 0458 936 000<tel:%200458%20936%20000>

<image091079.png><https://buildcorp.com.au/>

Acknowledgement of Country: Buildcorp acknowledges the Traditional Owners of the lands on which we work, live and learn.
We honour their connection to the land, waters, and sky, and pay our respects to Elders past and present, as we walk together on Country in the spirit of reconciliation.

New South Wales

Level 4, 10 Mallett Street, Camperdown NSW 2050

Tel 02 9565 0000

Queensland

Level 8, 189 Grey Street, South Brisbane QLD 4101

Tel 07 3139 0800

Victoria

Level 18, 627 Chapel Street, South Yarra VIC 3141

Tel 03 9975 8800

<image734834.jpg><http://www.buildcorp.com.au/contact-us>

<image230467.png><https://au.linkedin.com/company/buildcorp>

<image495304.png><https://www.twitter.com/buildcorpgroup>

<image404414.png><https://www.facebook.com/buildcorpgroup>

Buildcorp Foundation:

Help us give even more<https://www.buildcorpfoundation.com.au/> together to tackle the spectrum of our mental health crisis.

Please consider the environment before printing this email. Buildcorp - Confidential Communication – This email (which includes any attachments) is confidential and may be subject to legal professional privilege. If this email has been sent to you by mistake please inform us by reply email and then delete the email, destroy any printed copy and do not disclose or use the information in it. There is no warranty that this email is error or virus free. If this is a private communication it does not represent the views of Buildcorp. This email is copyright. Buildcorp is not liable if an attachment is altered without its written consent. If, for any reason, we suspect that an incoming email may be virus-infected, it will be quarantined and may not reach its intended recipient. If you are concerned that your email may not reach the intended recipient at Buildcorp, please request confirmation of receipt within the body of your email and resend the email if the confirmation is not received within a reasonable time.

From: Matthew Guy <matthew_guy at hotmail.com<mailto:matthew_guy at hotmail.com>>
Sent: Monday, 28 October 2024 3:22 PM
To: Peter Delohery <peter_delohery at buildcorp.com.au<mailto:peter_delohery at buildcorp.com.au>>
Subject: Re: Apartment Building External Works - Indicative Costs

Hi Peter,

Apologies for taking so long to come back to you, I have been managing some Head of State visits lately and snowed under at work. I hope you are well.

I have gone through the building reports from 2014 onwards. Most reports of leaks have been identified from coming within the building itself (plumbing, air conditioning, showers). There are known issues with the rooftop terraces causing leaking into the 6th floor (with the Eastern rooftop already having been replaced and the West due for replacement) and three other balconies which have been fully replaced - 402, 104 and 103. No other residents have reported leaking into their apartments from outside, it appears any water issues go out, not in.

From your email below, I have done a rough budget, coming in at under $2m including contingency. Would you say this is a fair estimate for all works? Does this include any facade remediation - concrete spalling, delaminated render etc?

What would be the next steps to get a detailed quote from Buildcorp for the full works?

Regards,

Matt

________________________________

From: Peter Delohery <peter_delohery at buildcorp.com.au<mailto:peter_delohery at buildcorp.com.au>>
Sent: Friday, 13 September 2024 4:29 PM
To: Matthew Guy <matthew_guy at hotmail.com<mailto:matthew_guy at hotmail.com>>
Subject: Apartment Building External Works - Indicative Costs

Hi Matthew,

As mentioned yesterday, here are some key take-aways with respect to costs and driving efficiencies of scale as part of make-safe/betterment of typical medium-sized apartment buildings;

  1.  [B-Class] hoardings costs are usually required for undertaking any significant work at height within CoS. Associated CoS permit fees and ongoing rental rates for same can be determined from their online calculator

                    https://apps.cityofsydney.nsw.gov.au/calculators/hoardings/

               As a guide, the permit fees for 70m of B-Class hoarding for 40weeks is in the order of $35-40,000.

               The actual hoarding costs to install / erect and hire for this period could be in the region of circa $200-250K

               Therefore, it is imperative that works requiring hoardings are completed as expeditiously as possible – once works commence.

  1.  A ‘tap test’ on external tiles from a Consulting Engineer would provide an indication on adhesion of cladding tiles – especially those over 2.4m in height (where dislodgment impacts would be more severe than otherwise). Fees for undertaking this testing and associated reporting could be in the region of $7,500 – but may provide better value-for-money than undertaking a FULL removal / replacement scope in the near term [IF an extended betterment programme for the entire building was being proposed in the medium term). Suitable Engineers to undertake this testing would include, but not be limited to;

                                                            Apex Façade Consultants           Contact - Apex FC<http://apexfc.com.au/contact/>

                                                            Core Engineering Consultants  Contact Us | CORE Consulting Engineers<https://coreconsultingengineers.com.au/contact-us/>

                                                            ACOR Consultants                       Sydney | ACOR<https://www.acor.com.au/sydney/>

  1.  As a guide, if circa 200m2 of cladding tiles were to be removed, the costs (excluding hoarding costs as outlined above) could be in the region of $50-75K
  2.  The options for dealing with the substrate following any tile removal would likely be either (from least expensive to most expensive);

1.        Render and Paint

2.        Retile

3.        Apply new cladding [manufactured stone, etc]

               A guide to costs for circa 200m2 would be in the region of [a] $100-125K, to [c] of circa $225K.

  1.  Typically, non-complying ACP Cladding replacement is initiated by either the Local Authority [CoS], building insurers, tenants [commercial], NSWFB or independently by Strata.
  2.  Local Authority’s typically instigate the removal process via issuing of a Fire Order [FO] or Building Rectification Order [BRO]
  3.  If non-compliant cladding is to be replaced outside either of the 2 mechanisms outlined in {6 above}, a Development Application [DA] is required to be submitted detailing all matters relating to material type, colour and engineering.
  4.  The costs of drafting plans, compiling all documents, paying fees and charges for these specific works could be around $35-40K, so would be better to combine as part of a wholistic betterment package than in isolation.
  5.  An indicative guide to replace circa 100m2 of non-compliant ACP cladding with new 3mm solid aluminium cladding at height would be $175-200K and take 6 weeks to complete {again with B-Class hoarding required below].
  6.  The typical Warranty period for liquid membranes is 15/20 years. Having said that, some membranes keep functioning as intended well after these periods. To determine any systemic membrane failure, a ‘leak-register’ should be established – where building occupants are invited to lodge any evidence of water ingress during severe rain events. This provides an opportunity for a Building Manager to determine potential sources of water entry [ie; through substrate, downpipe split, plumbing pipe burst {or even a window left open on the floor above}. Over time, this catalogue of water issues will provide a good guide as to how the membrane is performing and/or if other building components are failing sufficiently to allow water to penetrate cavities.
  7.  Costs associated with replacement of balcony tiles/membrane systems are largely dependent on the scale and complexity of external access required to reach same. For this reason, it is sometime more cost efficient to undertake vertical ‘drops’ of balconies – rather than ‘piecemeal’ around both height and perimeter of the property. Costs on a $/m2 are also affected by the area quantum and extent of interfacing detailing required to be repaired. Indicatively, a 15m2 balcony at ground/1st floor level could cost around $25-30K to rectify (excluding any sliding door or balustrade replacement). The same balcony on level 6 could cost $125-130K to repair, by the time access scaffolding is erected. If new sliding doors are required, the additional costs could be circa $5K ea.
  8.  Painting is also dependent on quantum and complexity, but more emphasis needs to be placed on substrate quality [rather than recoating in isolation] – as this can be extremely hard to determine without destructive investigations (usually undertaken once access systems are in place around a building)
  9.  As a guide, rope technicians / painters cost around $1,000/day and it would be not a stretch to have 5 technicians on a medium sized building for 10 weeks trying to make repairs before any new paint hit the walls. [5x5x10 = 250days]
  10. Should more extensive repairs be required to external render trims, lintels, corbels, etc – then the magnitude of repair costs could easily double.
  11. If all external walls were to be repaired / painted, it may be beneficial to consider incorporating a membrane system into the coating – not just decorative finish. A façade engineer could provide further input around benefits here.
  12. A DA would likely not be required if repainting a building in same colours, however if betterment is the key objective, most Strata’s take the opportunity of changing colours to modernise building appearance.
  13. Painting a medium-sized apartment building could cost in the region of $250-300K – depending on access methodology and material selection.

               Hopefully these few points will provide some insight into typical repair/remediation costs, without any specific reference to a wholistic works package that may apply to 200 William St.

Have a great weekend and feel free to come back to us if you would like any specific packages of work priced up or with any further queries.

Kind Regards,

Peter Delohery

Estimating Manager

Buildcorp

 |

NSW

Facade & Remedial

Mob: 0458 936 000<tel:%200458%20936%20000>

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