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

Wed Feb 12 16:20:14 AEDT 2025

Hi Matt,

Great that both references were positive for Newlife. I don’t really have a concern about a commercial building vs a residential building.

Did you bring up the photos situation on their website and were you also able to ask him about a % increase to cover everything, if they discover some technical membrane areas we need to repair, before the new cladding goes in? Do Up Down Access have a similar % increase we can agree on, should the same situation occur?

Thank you.

Cheers,

Craig

From: Matthew Guy <matthew_guy at hotmail.com> 
Sent: Wednesday, 12 February 2025 3:49 PM
To: Kylie Curtis <kyliempearce at icloud.com>
Cc: Marquis <Marquis at bfms.com.au>; cscl at optusnet.com.au; ec at 200william.com
Subject: Re: EXT - RE: [200WILLIAM-EC SP67851] Apartment Building External Works - ACP Cladding Replacement Proposal

Hi all, 

I have connected with Brett and have now spoken to two references for NewLife Construction:

*	PM Services - project management company who used Newlife to replace cladding on Windeyer Chambers, 225 Macquarie St

*	Councils Chambers Limited - used Newlife to replace cladding on 174-180 Phillip St

Both references were positive, though please note the references were for commercial buildings, not residential. Brett did not provide any references for works completed on a residential building. 

To summarise, we now have a choice of four companies, with quotes that fall into two price groups:

 Canopy 

 $    433,377.50

 Buildcorp 

 $    363,136.00

 Newlife 

 $    185,316.76

 Up Down Access 

 $    198,500.00

If we are comparing Newlife to Up Down, there is very little difference. Up Down have done works on residential before and have a $10k construction contingency, taking this out makes the quotes almost the same. 

I spoke to Eddie from Up Down today, he seemedhe was across the project. I have no concerns. 

Matt G

  _____  

From: Kylie Curtis <kyliempearce at icloud.com <mailto:kyliempearce at icloud.com> >
Sent: Tuesday, 11 February 2025 4:54 PM
To: Matthew Guy <matthew_guy at hotmail.com <mailto:matthew_guy at hotmail.com> >
Cc: Marquis <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> >; cscl at optusnet.com.au <mailto:cscl at optusnet.com.au>  <cscl at optusnet.com.au <mailto:cscl at optusnet.com.au> >; ec at 200william.com <mailto:ec at 200william.com>  <ec at 200william.com <mailto:ec at 200william.com> >
Subject: Re: EXT - RE: [200WILLIAM-EC SP67851] Apartment Building External Works - ACP Cladding Replacement Proposal 

Hi Matt 

 I’d be happy to go with Up Down Access.

Warm Regards, 

Kylie

Sent from my iPhone

On 11 Feb 2025, at 4:22 pm, Matthew Guy <matthew_guy at hotmail.com <mailto:matthew_guy at hotmail.com> > wrote:

Hi all, 

Thanks for this Greg. 

Just an update on Newlife: I have emailed the estimator Brett, called their offices and left a message. He has not replied as yet. 

>From the expanded quote from Up Down Access, I have added the breakdown into the spreadsheet, see attached. 

Looking at it now, I am much more confident in this company. They have done works on a number of William St buildings, Sofitel Darling Harbour, Ibis hotel in the city etc and there is literally videos of them installing cladding on a residential apartment building on their website. They have listed a choice of three cladding options, all of which appear respectable, plus have a construction contingency of 5% ($10k) in the quote. 

If we were making the decision today, I would likely vote Up Down Access. 

I will try NewLife again tomorrow, but propose we give ourselves a deadline to make a decision. 

Matt G

  _____  

From: Marquis <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> >
Sent: Tuesday, 11 February 2025 3:27 PM
To: Matthew Guy <matthew_guy at hotmail.com <mailto:matthew_guy at hotmail.com> >; cscl at optusnet.com.au <mailto:cscl at optusnet.com.au>  <cscl at optusnet.com.au <mailto:cscl at optusnet.com.au> >; 'Kylie Curtis' <kyliempearce at icloud.com <mailto:kyliempearce at icloud.com> >
Cc: ec at 200william.com <mailto:ec at 200william.com>  <ec at 200william.com <mailto:ec at 200william.com> >
Subject: Re: EXT - RE: [200WILLIAM-EC SP67851] Apartment Building External Works - ACP Cladding Replacement Proposal 

Hi all, 

Please see attached cost breakdown list for Updown Access

You will see at the bottom of the list that they haven't allowed for home owner warranty fees in the quote. This is estimated to be about $14,700. 

Total cost including warranty fees = $213200 + GST 

Kind Regards 

Greg Newton
Building Manager
Marquis - Woolloomooloo

<Outlook-mglxpxn2.png>

Building Facilities Management Solutions
200 William St, Woolloomooloo NSW 2111
Phone: 0488 388 313
E-mail:  <mailto:marquis at bfms.com.au> marquis at bfms.com.au
Website: [picagroup.com.au/facilities-management][picagroup.com.au/facilities-management]picagroup.com.au/facilities-management

Please consider the environment before printing this e-mail.
The content of this e-mail is solely intended for the addressee, and its attachments are confidential and may be subject to legal professional privilege and copyright. It is intended solely for the addressee. Access to this e-mail and its attachment by anyone else is unauthorised. No representation is made that this e-mail or any attachment is free of viruses and other defects. Virus scanning is recommended and is the responsibility of the recipient. If you are not the intended addressee, any disclosure, usage, copying, distribution, or any action taken or omitted to be taken in reliance on it is prohibited. If you have received this communication in error, please advise the sender immediately by reply e-mail and delete this message from your computer. Thank you for your cooperation.

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From: Matthew Guy <matthew_guy at hotmail.com <mailto:matthew_guy at hotmail.com> >
Sent: 10 February 2025 12:03
To: Marquis <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> >; cscl at optusnet.com.au <mailto:cscl at optusnet.com.au>  <cscl at optusnet.com.au <mailto:cscl at optusnet.com.au> >; 'Kylie Curtis' <kyliempearce at icloud.com <mailto:kyliempearce at icloud.com> >
Cc: ec at 200william.com <mailto:ec at 200william.com>  <ec at 200william.com <mailto:ec at 200william.com> >
Subject: Re: EXT - RE: [200WILLIAM-EC SP67851] Apartment Building External Works - ACP Cladding Replacement Proposal 

Apologies all, yes I accidentally deleted an item. 

Fixed. 

Matt G

  _____  

From: Marquis <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> >
Sent: Monday, 10 February 2025 10:42 AM
To: Matthew Guy <matthew_guy at hotmail.com <mailto:matthew_guy at hotmail.com> >; cscl at optusnet.com.au <mailto:cscl at optusnet.com.au>  <cscl at optusnet.com.au <mailto:cscl at optusnet.com.au> >; 'Kylie Curtis' <kyliempearce at icloud.com <mailto:kyliempearce at icloud.com> >
Cc: ec at 200william.com <mailto:ec at 200william.com>  <ec at 200william.com <mailto:ec at 200william.com> >
Subject: Re: EXT - RE: [200WILLIAM-EC SP67851] Apartment Building External Works - ACP Cladding Replacement Proposal 

Good morning Matt, 

I have Newlifes price at $185,316.76 + GST (Apologies if I've made a mistake there )

I will attend the meeting tonight if that's ok ?

Kind Regards 

Greg Newton
Building Manager
Marquis - Woolloomooloo

<Outlook-uxcbkqcm.png>

Building Facilities Management Solutions
200 William St, Woolloomooloo NSW 2111
Phone: 0488 388 313
E-mail:  <mailto:marquis at bfms.com.au> marquis at bfms.com.au
Website: [picagroup.com.au/facilities-management][picagroup.com.au/facilities-management]picagroup.com.au/facilities-management

Please consider the environment before printing this e-mail.
The content of this e-mail is solely intended for the addressee, and its attachments are confidential and may be subject to legal professional privilege and copyright. It is intended solely for the addressee. Access to this e-mail and its attachment by anyone else is unauthorised. No representation is made that this e-mail or any attachment is free of viruses and other defects. Virus scanning is recommended and is the responsibility of the recipient. If you are not the intended addressee, any disclosure, usage, copying, distribution, or any action taken or omitted to be taken in reliance on it is prohibited. If you have received this communication in error, please advise the sender immediately by reply e-mail and delete this message from your computer. Thank you for your cooperation.

  _____  

From: Matthew Guy <matthew_guy at hotmail.com <mailto:matthew_guy at hotmail.com> >
Sent: 07 February 2025 13:57
To: Marquis <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> >; cscl at optusnet.com.au <mailto:cscl at optusnet.com.au>  <cscl at optusnet.com.au <mailto:cscl at optusnet.com.au> >; 'Kylie Curtis' <kyliempearce at icloud.com <mailto:kyliempearce at icloud.com> >
Cc: ec at 200william.com <mailto:ec at 200william.com>  <ec at 200william.com <mailto:ec at 200william.com> >
Subject: Re: EXT - RE: [200WILLIAM-EC SP67851] Apartment Building External Works - ACP Cladding Replacement Proposal 

Hi all, 

Based on Canopy's new quote, see attached spreadsheet. 

Canopy

$433,377.50

Buildcorp

$363,136.00

Newlife

$148,315.51

I am all for going with the cheapest option, however the difference in price between Buildcorp/Canopy and Newlife does concern me for the same job. Their website is quite lean, with placeholder text on most pages (https://www.newlife.com.au/what-we-do/infrastructure/   https://www.newlife.com.au/what-we-do/remediation/). I am hoping they haven't under-quoted or missed something that we would need to pay for later. 

Matt

  _____  

From: Marquis <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> >
Sent: Friday, 7 February 2025 1:14 PM
To: cscl at optusnet.com.au <mailto:cscl at optusnet.com.au>  <cscl at optusnet.com.au <mailto:cscl at optusnet.com.au> >; 'Kylie Curtis' <kyliempearce at icloud.com <mailto:kyliempearce at icloud.com> >; 'Matthew Guy' <matthew_guy at hotmail.com <mailto:matthew_guy at hotmail.com> >
Cc: ec at 200william.com <mailto:ec at 200william.com>  <ec at 200william.com <mailto:ec at 200william.com> >
Subject: Re: EXT - RE: [200WILLIAM-EC SP67851] Apartment Building External Works - ACP Cladding Replacement Proposal 

Hi all 

Please see attached amended proposal from Canopy to “remove and replace the cladding “

Thanks 

Get Outlook for iOS <https://aka.ms/o0ukef> 

  _____  

From: cscl at optusnet.com.au <mailto:cscl at optusnet.com.au>  <cscl at optusnet.com.au <mailto:cscl at optusnet.com.au> >
Sent: Thursday, February 6, 2025 4:51 PM
To: 'Kylie Curtis' <kyliempearce at icloud.com <mailto:kyliempearce at icloud.com> >; 'Matthew Guy' <matthew_guy at hotmail.com <mailto:matthew_guy at hotmail.com> >
Cc: ec at 200william.com <mailto:ec at 200william.com>  <ec at 200william.com <mailto:ec at 200william.com> >; Marquis <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> >
Subject: EXT - RE: [200WILLIAM-EC SP67851] Apartment Building External Works - ACP Cladding Replacement Proposal 

I agree. It will be great when we can compare the proposal to do so from Buildcorp.

From: ec <ec-bounces at mailman.perkins.id.au <mailto:ec-bounces at mailman.perkins.id.au> > On Behalf Of Kylie Curtis
Sent: Thursday, 6 February 2025 4:47 PM
To: Matthew Guy <matthew_guy at hotmail.com <mailto:matthew_guy at hotmail.com> >
Cc: ec at 200william.com <mailto:ec at 200william.com> ; Marquis <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> >
Subject: Re: [200WILLIAM-EC SP67851] Apartment Building External Works - ACP Cladding Replacement Proposal

Hi all

It’s good to get this expert advice from Buildcorp and what we should be doing.

I vote we do the cladding removal and replacement at same time with the least expensive builder.

Warm Regards,

Kylie

Sent from my iPhone

On 6 Feb 2025, at 4:30 pm, Matthew Guy <matthew_guy at hotmail.com <mailto:matthew_guy at hotmail.com> > wrote:

Hi all, 

Buildcorp have come back with the below:

Hi Matthew,

The ACP cladding will form an integral part of the wall ‘system’.

Removal of same  [without replacement] would dramatically [adversely]  impact performance of the wall’s ability to withstand the elements.

The increased risk of water ingress once panelling is significant, would likely give rise to internal damage and associated disruption and potential claims for recompense.

Accordingly, we wouldn’t entertain removal of cladding without replacement.

We should take this advice into account when deciding on next steps. 

Matt

  _____  

From: ec <ec-bounces at mailman.perkins.id.au <mailto:ec-bounces at mailman.perkins.id.au> > on behalf of Matthew Guy <matthew_guy at hotmail.com <mailto:matthew_guy at hotmail.com> >
Sent: Thursday, 6 February 2025 3:26 PM
To: matt at perkins.id.au <mailto:matt at perkins.id.au>  <matt at perkins.id.au <mailto:matt at perkins.id.au> >; Sarah | AscendCorp Strata <sarah at ascendcorpstrata.com.au <mailto:sarah at ascendcorpstrata.com.au> >; Kylie Curtis <kyliempearce at icloud.com <mailto:kyliempearce at icloud.com> >
Cc: ec at 200william.com <mailto:ec at 200william.com>  <ec at 200william.com <mailto:ec at 200william.com> >; Marquis <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> >
Subject: Re: [200WILLIAM-EC SP67851] Apartment Building External Works - ACP Cladding Replacement Proposal

Hi all, 

Taking out the supply and replacement of new cladding (eg. removal only) and tile removal (Canopy Constructions), we come to an estimate below:

 Canopy 

 $  162,725.00

 Newlife 

 $  148,315.00

 Buildcorp 

 TBA 

I have asked Buildcorp for a ballpark what their price would come down by for removal only, but doubtful it will come down this far to be competitive. 

I feel we should exclude Updown Access at this stage as their quote is not detailed enough to assess on merit.

Regards, 

Matt G 

  _____  

From: matt at perkins.id.au <mailto:matt at perkins.id.au>  <matt at perkins.id.au <mailto:matt at perkins.id.au> >
Sent: Thursday, 6 February 2025 2:49 PM
To: Sarah | AscendCorp Strata <sarah at ascendcorpstrata.com.au <mailto:sarah at ascendcorpstrata.com.au> >; Kylie Curtis <kyliempearce at icloud.com <mailto:kyliempearce at icloud.com> >
Cc: Matthew Guy <matthew_guy at hotmail.com <mailto:matthew_guy at hotmail.com> >; Paul Mooney <paulmooney at manxpm.com.au <mailto:paulmooney at manxpm.com.au> >; cscl at optusnet.com.au <mailto:cscl at optusnet.com.au>  <cscl at optusnet.com.au <mailto:cscl at optusnet.com.au> >; Marquis <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> >; John Burney <j.burney at auscorpimage.com.au <mailto:j.burney at auscorpimage.com.au> >; ec at 200william.com <mailto:ec at 200william.com>  <ec at 200william.com <mailto:ec at 200william.com> >
Subject: Re: [200WILLIAM-EC SP67851] Apartment Building External Works - ACP Cladding Replacement Proposal

I'm not a professional in the field of waterproofing, but it's the side, not the top of the building, that typically water will not penetrate; it can run down. It cant soak through. As i said the quote should make allowance for temporary water proofing . ie membrane paint where there are gaps but we are talking about beneath windows here. It likely already runs down behind the cladding. 

The number one issue here is the fire certificate.  You cant occupy a building without one.  We are more "open" to having everyone on the street if this does not go forward quickly.  

Matt

P
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** DO NOT SEND PRIVATE OR CONFIDENTIAL MATERIAL VIA EMAIL  

Matt Perkins

0403571333

On 6 Feb 2025 at 2:35 PM +1100, Kylie Curtis <kyliempearce at icloud.com <mailto:kyliempearce at icloud.com> >, wrote:

Hi Sarah and Matt

If we remove the cladding only, are we exposing ourselves to potential water issues/damage/ingress if we don’t replace the cladding with something?

Warm Regards,

Kylie

Sent from my iPhone

On 6 Feb 2025, at 2:16 pm, Sarah | AscendCorp Strata <sarah at ascendcorpstrata.com.au <mailto:sarah at ascendcorpstrata.com.au> > wrote:

Hi Matt P, and committee,

That is correct, the next steps decided upon were to remove the cladding only so we comply with the current fire order and there are no additional implications.

We will then requote for the remedial works required including upgrading the external façade etc.

Kind regards,

SARAH WALMSLEY | MANAGING DIRECTOR & LICENSEE IN CHARGE

FELLOW STRATA COMMUNITY MANAGER (FSCM)

ASCENDCORP STRATA PTY LTD

P  02 9799 1111  |   E   <mailto:sarah at ascendcorpstrata.com.au> sarah at ascendcorpstrata.com.au   |   W  <http://www.ascendcorp.com.au/> 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.

<image001.gif>

From: matt at perkins.id.au <mailto:matt at perkins.id.au>  <matt at perkins.id.au <mailto:matt at perkins.id.au> >
Sent: Thursday, 6 February 2025 11:01 AM
To: 'Matthew Guy' <matthew_guy at hotmail.com <mailto:matthew_guy at hotmail.com> >; 'Paul Mooney' <paulmooney at manxpm.com.au <mailto:paulmooney at manxpm.com.au> >; cscl at optusnet.com.au <mailto:cscl at optusnet.com.au> 
Cc: 'Kylie Curtis' <kyliempearce at icloud.com <mailto:kyliempearce at icloud.com> >; 'Marquis' <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> >; 'John Burney' <j.burney at auscorpimage.com.au <mailto:j.burney at auscorpimage.com.au> >; ec at 200william.com <mailto:ec at 200william.com> ; Sarah | AscendCorp Strata <sarah at ascendcorpstrata.com.au <mailto:sarah at ascendcorpstrata.com.au> >
Subject: RE: [200WILLIAM-EC SP67851] Apartment Building External Works - ACP Cladding Replacement Proposal

Hi Craig and all,  
That is not what was agreed to at the meeting, and the rationale was so we did not pay double to get the scaffolding up twice. The idea is to just meet the fire requirements deadline before we all have to leave the building and then get quotes and start the process of totally refurbishing the exterior. This is where the panels will be replaced, the render fixed, and the building painted. Any complex work here will also require a DA. It's a long process.  

The quotes, as per the meeting, were supposed to just remove the cladding so that the fire certificate would pass. Dissecting what we have in the quotes, it looks like there's a component in both "Newlife" and "Updown" to do that. But then they go astray by adding scaffold and including new panels that we may or may not even do. We might just paint or use tiles or whatever. We don't know.  

I suggest we ask "Newlife" and "Updown" to amend their quotes so it just has removal and temporary water proofing and then compare the costs of the two. We can then take it to the BMC for approval.

The Brief is simple.    Use rope and ladder to remove old cladding.   Temporary waterproof  with membrane paint if needed.  I have no idea how it got blown out of all proportion.  Otherwise we will be throwing $100k in the bin. 

Regards,  
Matt P

P
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** DO NOT SEND PRIVATE OR CONFIDENTIAL MATERIAL VIA EMAIL  

Matt Perkins

0403571333

On 6 Feb 2025 at 10:22 AM +1100, cscl at optusnet.com.au <mailto:cscl at optusnet.com.au> , wrote:

Hello Matt and EC and Sarah,

My thoughts are if the cladding is taken out isn’t it a better decision to replace what is required to put in there/over the former cladding and to also waterproof the cladding area. As builder is performing the removal why not include the replacement just in case the rains etc enter the building. Again, I’m not certain what is under the present cladding, but is it waterproofed behind it?

Cheers,

Craig

From: Matthew Guy <matthew_guy at hotmail.com <mailto:matthew_guy at hotmail.com> >
Sent: Thursday, 6 February 2025 9:40 AM
To: Paul Mooney <paulmooney at manxpm.com.au <mailto:paulmooney at manxpm.com.au> >; matt at perkins.id.au <mailto:matt at perkins.id.au> 
Cc: Kylie Curtis <kyliempearce at icloud.com <mailto:kyliempearce at icloud.com> >; Marquis <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> >; cscl at optusnet.com.au <mailto:cscl at optusnet.com.au> ; John Burney <j.burney at auscorpimage.com.au <mailto:j.burney at auscorpimage.com.au> >; ec at 200william.com <mailto:ec at 200william.com> ; Sarah AscendCorp Strata <sarah at ascendcorpstrata.com.au <mailto:sarah at ascendcorpstrata.com.au> >
Subject: Re: [200WILLIAM-EC SP67851] Apartment Building External Works - ACP Cladding Replacement Proposal

Hi all, 

Please find updated spreadsheet with the two new quotes - Newlife and Updown Access. 

Some notes (not in any particular order):

Overall contents

*	Canopy, BuildCorp and Newlife quotes have listed each item, Updown is a one-price quote with no breakdown. This makes things a little difficult to compare. 

*	Canopy have currently quoted for removal of cladding and not replacement. Buildcorp and Newlife have quoted 'supply and install' new cladding. UpDown Access - it is not clear whether this includes supply and install of new cladding, as their scope only mentions "installation of the new cladding system", it doesn't say whether they are supplying it. 

We need to get the cladding off the building as a minimum, it is up to us whether we replace it now or with the rest of the building. The risk we run is if we take it off and the area underneath isn't waterproof and don't have a plan to replace it with anything at the time. 

*	 

*	Canopy have included the removal of the tiles from the building facade at $55,000. We could have this done at the time using the existing traffic management and hoarding. Taking this element out makes Canopy the cheapest (however waiting on supply and install cost of new cladding to compare). 

Rough Breakdowns:

Site and Project Management

Canopy

 $    16,500.00

Buildcorp

 $    86,800.00

Newlife

 $    65,000.00

Waste Removal

Canopy

 $    10,000.00

Buildcorp

 $    16,500.00

Newlife

 $      6,500.00

Insurance

Canopy

 $      3,000.00

Buildcorp

 $    15,000.00

Newlife

 None 

Misc works

Canopy

 $    11,000.00

Buildcorp

 Included 

Newlife

 Included 

Scaffold, hoardings, permits

Canopy

 $    35,000.00

Buildcorp

 $    62,150.00

Newlife

 $    42,900.00

Traffic Management

Canopy

 $      7,000.00

Buildcorp

 Included 

Newlife

 $      7,500.00

Cladding removal (and replacement)

Canopy

 $    50,000.00

Buildcorp

 $  182,852.00

Newlife

 $    63,445.00

Insurance

Buildcorp have allowed $15000 for homeowners insurance. Canopy have allowed $3000 under 'prelims', Newlife have not mentioned it. I am not familiar with this area or what is statutory / required, but there is a wide range of variation here. 

Other notes

*	Light fittings under awning - these will likely come out and need to be replaced by something. 
*	Though Canopy have a Site Manager and Project Manager allowance ($25000), Buildcorp and Newlife have provisions for engineering and project prep ($86k Buildcorp and $64k Newlife). 

Next steps

1.	 Greg - can you chase Nick for the cost to supply and install new cladding. We need to be comparing apples with apples here. 
2.	Committee to decide whether we do wish to replace at the same time as remove. Note risk above of removing and finding replacement required to maintain building integrity. 
3.	Committee to prepare list of any final queries for contractors to answer before decision made - eg. insurance coverage; DA, CDC prep or are works exempt under fire order; specs, colour and style of replacement cladding, timeframe etc. 
4.	Committee to vote on contractor, based on scope and price. 
5.	Contractor to be appointed. 

Sarah - with the finances, I assume as this is building works it will be a BMC split? I expect this is best funding straight from capital works? Whats the process of releasing these funds and notifying the other owners? 

Regards, 

Matt G

  _____  

From: Paul Mooney <paulmooney at manxpm.com.au <mailto:paulmooney at manxpm.com.au> >
Sent: Wednesday, 5 February 2025 9:28 PM
To: matt at perkins.id.au <mailto:matt at perkins.id.au>  <matt at perkins.id.au <mailto:matt at perkins.id.au> >
Cc: Matthew Guy <matthew_guy at hotmail.com <mailto:matthew_guy at hotmail.com> >; Kylie Curtis <kyliempearce at icloud.com <mailto:kyliempearce at icloud.com> >; Marquis <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> >; cscl at optusnet.com.au <mailto:cscl at optusnet.com.au>  <cscl at optusnet.com.au <mailto:cscl at optusnet.com.au> >; John Burney <j.burney at auscorpimage.com.au <mailto:j.burney at auscorpimage.com.au> >; ec at 200william.com <mailto:ec at 200william.com>  <ec at 200william.com <mailto:ec at 200william.com> >; Sarah AscendCorp Strata <sarah at ascendcorpstrata.com.au <mailto:sarah at ascendcorpstrata.com.au> >
Subject: Re: [200WILLIAM-EC SP67851] Apartment Building External Works - ACP Cladding Replacement Proposal

Yes Matt, that was the initial agreement to get the council off our case and to then see what was required remedially.

Paul

Sent from my iPhone

On 5 Feb 2025, at 5:23 pm, matt at perkins.id.au <mailto:matt at perkins.id.au>  wrote:

That's because that is exactly what we all agreed to. I'm not sure why we were looking at replacing anything. The job was to strip off the old cladding as quickly as possible by rope without scaffold. So then it could be replaced as part of the larger building refurbishment. Whatever we decided to replace it with, new cladding, tiles, paint, Metalwork etc. can come later. Right now, the job is to remove the cladding. Nothing else.   I would think this should be a job for two men over  a week with hand tools.  

Meet the fire obligations. That's it .  The building refurbishment will fix it all when the time comes. 

Matt

P
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** DO NOT SEND PRIVATE OR CONFIDENTIAL MATERIAL VIA EMAIL  

Matt Perkins

0403571333

On 5 Feb 2025 at 4:40 PM +1100, Marquis <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> >, wrote:

Hi all, 

Correct, I contacted Canopy yesterday and he told me that they thought that they were only removing the cladding "not replacing"

I've asked them to amend the quote for replacement and I expect that shortly 

Please see attached 2 other quotes received from Updown Access and Newlife

Kind Regards 

Greg Newton
Building Manager
Marquis - Woolloomooloo

<Outlook-0xfhy4mm.png>

Building Facilities Management Solutions
200 William St, Woolloomooloo NSW 2111
Phone: 0488 388 313
E-mail:  <mailto:marquis at bfms.com.au> marquis at bfms.com.au
Website: [picagroup.com.au/facilities-management][picagroup.com.au/facilities-management]picagroup.com.au/facilities-management

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From: Matthew Guy <matthew_guy at hotmail.com <mailto:matthew_guy at hotmail.com> >
Sent: 05 February 2025 16:08
To: Kylie Curtis <kyliempearce at icloud.com <mailto:kyliempearce at icloud.com> >
Cc: Paul Mooney <paulmooney at manxpm.com.au <mailto:paulmooney at manxpm.com.au> >; cscl at optusnet.com.au <mailto:cscl at optusnet.com.au>  <cscl at optusnet.com.au <mailto:cscl at optusnet.com.au> >; Matthew Perkins Private <matt at perkins.id.au <mailto:matt at perkins.id.au> >; John Burney <j.burney at auscorpimage.com.au <mailto:j.burney at auscorpimage.com.au> >; ec at 200william.com <mailto:ec at 200william.com>  <ec at 200william.com <mailto:ec at 200william.com> >; Marquis <marquis at bfms.com.au <mailto:marquis at bfms.com.au> >; Sarah AscendCorp Strata <sarah at ascendcorpstrata.com.au <mailto:sarah at ascendcorpstrata.com.au> >; Matthew Perkins Private <matt at perkins.id.au <mailto:matt at perkins.id.au> >; Sarah AscendCorp Strata <sarah at ascendcorpstrata.com.au <mailto:sarah at ascendcorpstrata.com.au> >
Subject: EXT - Re: [200WILLIAM-EC SP67851] Apartment Building External Works - ACP Cladding Replacement Proposal

Hi Kylie,

Other way around. 

Buildcorp - remove and replace (same look). 

Canopy - removal only. No replacement. Replacement material to be decided at a later date. 

Matt

On 5 Feb 2025, at 3:56 pm, Kylie Curtis <kyliempearce at icloud.com <mailto:kyliempearce at icloud.com> > wrote:

 Hi Matt

Thanks for sending through.

It looks like Buildcorp are not quoting us to replace cladding but Canopy are?

Is this correct? If so, Buildcorp is very expensive!

We need the cladding replaced asap with non combustible cladding I would have thought.

Can Buildcorp quote us for also replacing cladding so we can properly compare?

Thank you again for organising.

Over to you Greg for the 3rd quote.

Warm Regards,

Kylie

Sent from my iPhone

On 5 Feb 2025, at 2:54 pm, Matthew Guy <matthew_guy at hotmail.com <mailto:matthew_guy at hotmail.com> > wrote:

Hi all, 

Please find attached a summary of the two quotes we have for the cladding removal so far. 

Greg can you please chase the final quote? We need to make a decision ideally this week to abide by council. 

As soon as it comes in I will add to the spreadsheet. 

Matt G

  _____  

From: ec <ec-bounces at mailman.perkins.id.au <mailto:ec-bounces at mailman.perkins.id.au> > on behalf of Paul Mooney <paulmooney at manxpm.com.au <mailto:paulmooney at manxpm.com.au> >
Sent: Tuesday, 4 February 2025 7:30 PM
To: cscl at optusnet.com.au <mailto:cscl at optusnet.com.au>  <cscl at optusnet.com.au <mailto:cscl at optusnet.com.au> >
Cc: ec at 200william.com <mailto:ec at 200william.com>  <ec at 200william.com <mailto:ec at 200william.com> >; Marquis <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> >
Subject: Re: [200WILLIAM-EC SP67851] Apartment Building External Works - ACP Cladding Replacement Proposal

Craig and others

I had this same conversation with Matt this afternoon.

Agreed.

Paul

Sent from my iPhone

On 4 Feb 2025, at 3:45 pm, cscl at optusnet.com.au <mailto:cscl at optusnet.com.au>  wrote:

I suggest we wait until Matt has received all the proposals and has been able to create the details in his analysis. We can meet once we’ve been able to digest what he emails to us.

Cheers,

Craig

From: ec <ec-bounces at mailman.perkins.id.au <mailto:ec-bounces at mailman.perkins.id.au> > On Behalf Of Paul Mooney
Sent: Tuesday, 4 February 2025 3:24 PM
To: Kylie Curtis <kyliempearce at icloud.com <mailto:kyliempearce at icloud.com> >
Cc: ec at 200william.com <mailto:ec at 200william.com> ; Marquis <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> >
Subject: Re: [200WILLIAM-EC SP67851] Apartment Building External Works - ACP Cladding Replacement Proposal

Matt & Committee

I am also in agreement with Kylie and think we ought to meet to discuss and finalise this matter. It’s quite a big, and important, decision to incorporate additional work with the cladding remediation.

Kind regards 

Paul

Sent from my iPhone

On 4 Feb 2025, at 12:46 pm, Kylie Curtis <kyliempearce at icloud.com <mailto:kyliempearce at icloud.com> > wrote:

Hi Matt

Thank you for the update.

Sounds like we have an option to proceed once you have clarification and once we all agree.

I agree to initial works if this gets us over the line. Is the consensus to do all the works in 2 stages (incurring 2 lots of hoarding/scaffolding costs?).

Happy to meet tomorrow after work to discuss and all agree if that’s easier.

Warm Regards,

Kylie

Sent from my iPhone

On 4 Feb 2025, at 12:06 pm, Sarah | AscendCorp Strata <sarah at ascendcorpstrata.com.au <mailto:sarah at ascendcorpstrata.com.au> > wrote:

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   <mailto:sarah at ascendcorpstrata.com.au> sarah at ascendcorpstrata.com.au   |   W  <http://www.ascendcorp.com.au/> 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 <mailto:matthew_guy at hotmail.com> >
Sent: Monday, 3 February 2025 6:11 PM
To: ec at 200william.com <mailto:ec at 200william.com> ; Sarah | AscendCorp Strata <sarah at ascendcorpstrata.com.au <mailto:sarah at ascendcorpstrata.com.au> >; Marquis <Marquis at bfms.com.au <mailto: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

<image002.jpg>

<image008.jpg>

Peter Delohery 

Estimating Manager

Buildcorp

 | 

NSW

Remedial & Facade

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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

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

 <https://buildcorp.com.au/> <image009.jpg>

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

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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

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

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

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

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Buildcorp Foundation: 

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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 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

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

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

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

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

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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. 

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 <https://www.buildcorpfoundation.com.au/> Help us give even more 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:

1.	All government DAs and administration costs

1.	Tile removal and render

1.	Cracking, spalling, render repair

1.	Level 7 East rooftop

1.	Replace any balcony that requires replacement for waterproofing

1.	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

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

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

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

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

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Buildcorp Foundation: 

 <https://www.buildcorpfoundation.com.au/> Help us give even more 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

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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/> 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

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

 <https://buildcorp.com.au/> <image003.jpg>

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

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