| From: |
SP52948 owner |
| To: |
BIV |
| Subject: |
Re: INQUIRY: 10-Year Capital Works Fund Plan for Strata Plan SP52948 |
| Date: |
16/04/2017 6:36 AM |
Two more items:
In regards to roof membranes... Kintyre provided only five year warranty to membranes on Block B and D in 20152016:
http://www.nswstratasleuth.info/Macquarie-Gardens-photos/gallery/index.php?/category/36
Rusting louvres in most areas of the basement, beyond repair and requiring full replacement:
http://www.nswstratasleuth.info/Macquarie-Gardens-photos/gallery/index.php?/category/32
On 15/04/2017, SP52948 owner wrote:
-------- Forwarded Message --------
To: BIV
Subject: INQUIRY: 10-Year Capital Works Fund Plan for Strata Plan SP52948
Date: Sat, 15 Apr 2017 22:35:42 +1000
To Whom It May Concern,
Recently, upon my personal persistence and pressure, Waratah Strata Management and
EC members finally commenced work on planning for 10-Year Capital Works Fund.
BCS Strata Management and EC members failed to maintain and update 10-Year Sinking Fund that
matches real capital works in the complex since 1999.
BCS Strata Management and EC members provided a copy of alleged 10-Year Sinking Fund, dated 31
August 2010 in agenda for AGM 2016 for the first time to owners.
BCS Strata Management and EC members had obligation to plan how they would repair and maintain
common property and raise sufficient funds to cover the costs, and submit the 10-year Sinking Fund Plan
for approval by owners at an annual general meeting (AGM) and be reviewed and adjusted, if required, in
the first five years, which did not happen in SP52948.
BCS Strata Management staff admitted they did not have copy of 10-Year
Sinking Fund Plan in email to EC member on 11 April 2014.
Agenda for AGM 2014 contained misconstrued and misleading statement that 10-Year Sinking Fund was
reviewed in 2014 and every five-years beforehand.
BCS Strata Management and EC members failed to provide even relatively accurate predictions for major
repairs and failed to attend to most of the alleged planned activities.
BCS Strata Management and EC members failed to disclose major professional building reports that
highlighted needs for repairs since year 2000.
Long-term neglect and mismanagement of the complex is clearly shown in these pictures:
http://www.nswstratasleuth.info/Macquarie-Gardens-photos/gallery/
The reason for my inquiry is simple: with 33-year experience in the engineering,
and as long-term owner in the complex, it is in my vested interest to have clear picture
of large expenses that are planned.
Levies in my complex are poorly planned:
http://www.nswstratasleuth.info/Macquarie-Gardens-photos/gallery/index.php?/category/51
Your brief assessment leaves lot of questions to be asked and I, along with other owners,
would appreciate your response.
I will concentrate on three large items as they are representative of extremely high costs
that awaits investors and owner in SP52948:
1. Elevators and equipment.
Elevator maintenance and contracts are one of many sore points in my complex:
http://www.nswstratasleuth.info/SP52948-BCS-Strata-Management-Poor-Elevator-Maintenance-and-Mismanaged-Contract-and-Tenders.pdf
How did you come to figure of $339,831.00 for work planned in August 2026?
Here is the reasons why your figure and assessment looks improbable:
Your report did not show any details of:
a) Comprehensive risk and hazard assessment in line with Australian Elevator Association guidelines.
This assessment outlines the risks in terms of high, medium and low levels across your elevators,
and indicates what solutions should be put in place to reduce the potential for harm to owners,
tenants, visitors and workers, and reduce exposure to potential claims.
b) Comprehensive lifecycle report, so its findings can be factored in to the fund forecast.
c) Four other professional reports paint very different picture about the need for repairs and
upgrades for elevators in my complex. All four are still hidden from owners by previous strata agency,
BCS Strata Management, current strata agency, Waratah Strata Management, and EC members:
Napier & Blakeley, July 2012
http://www.nswstratasleuth.info/BCS-Strata-Management-hid-professional-building-report-from-SP52948-owners-and-CTTT-Napier-and-Blakeley-July-2012.pdf
ThyssenKrupp Hazard and risk assessment, December 2013
http://www.nswstratasleuth.info/BCS-Strata-Management-hid-professional-building-report-from-SP52948-owners-ThyssenKrupp-Elevator-HR-Assesment-11Dec2013.pdf
ThyssenKrupp Quotation and lifecycle budget, December 2013
http://www.nswstratasleuth.info/BCS-Strata-Management-hid-professional-building-report-from-SP52948-owners-ThyssenKrupp-Elevator-HR-Issues-and-Pricing-11Dec2013.pdf
Vertical Transport Management, February 2014
http://www.nswstratasleuth.info/BCS-Strata-Management-hid-professional-building-report-from-SP52948-owners-Vertical-Transport-management-Services-Report-Feb2014.doc
Does it mean that all other listed-above professional reports got it wrong?
d) Our elevators are now in their 20th year of operation. That is typically decent age for considering
some major replacements, especially since our elevators do not meet current standards and
have higher failure rates. Just in my building (Block A), the elevator was offline for two days last week.
e) For example, elevator traveling cable is a specialized multi-conductor cable continually
in motion and must last for many years. A generally accepted lifespan is 20 years -
or 3,000,000 flex cycles.
Some vendors agree that 25 years is more than average lifespan of elevators, which, even if we accept
that ruling, puts major works in year 2022, not 2026 as your report claims.
2. Roof repairs.
How did you come to figure of $571,275.00 for work planned in August 2023?
Here is how the roofs looked in March 2017:
http://www.nswstratasleuth.info/Macquarie-Gardens-photos/gallery/index.php?/category/60
Other professional reports and assessment listed roof membranes with life span of around 10 years.
Example:
Leary and Partners Sinking Fund forecast (EC meeting 17 November 1999).
One and a half roofs were repaired at cost above $170,000.00 in 2015/2016], whilst Blocks A and C
did not have proper roof repairs for 20 years now (there was minor patchwork in 2012).
Napier & Blakeley's report in 2012 list roof membranes as one of the items with serious priority:
QUOTE
A number of previous patch repairs have been carried out. The
surfaces require preparing and recovering with a liquid applied waterproof
membrane within the short to medium term (1-5 years).
END QUOTE
3. Major water leaks.
I am note sure that you are aware of repetitive and frequent water-leak repairs inthe complex,
usually without any warranties.
Here is an example of 20 repairs in one unit alone in period 2011 to
2017 and how strata agency and EC members hide it from owners:
http://www.nswstratasleuth.info/Macquarie-Gardens-photos/gallery/index.php?/category/41
4. Finally, your predecessor listed very different requirements for major works in 2010:
MSA Sinking Fund plan 2010
http://www.nswstratasleuth.info/SP52948-MSA-Sinking-Fund-Plan-Aug2010-undisclosed-to-owners-until-October-2016.pdf
I am looking forward to your reply as any wrong assessment would inevitably affect your reputation.