Hi,

As current Strata Manager for SP52948, I submit the following summary for
owners who wish to know what is happening with their investment in the complex.
Please lodge it in the official correspondence of the strata plan and
add it to the agenda of the next EC meeting..


1. The new NSW strata laws start on 30 November 2016.

Strata Schemes Management Regulation 2016 is enclosed herewith.

Strata Schemes Management Act 2015 is located here:

http://www.austlii.edu.au/au/legis/nsw/consol_act/ssma2015242/

I was involved during consultancy period and made
number of suggestions for the final version.

 
2. After six years of fruitless attempts to engage with Executive Committee,
sudden "offer" to talk was received in August 2016. It was based on very weak
reasons and lacked proper organisation of the meeting, so it was declined.

The "offer" also gave appearance that EC can prevent owners from access to strata
documents or ignore their requests to view files, which it cannot.

The complex is not a secret agency and only open, public discussions are
acceptable.

Submissions of the EC member to CTTT in 2011 and 2012 who now wishes to
"discuss" things privately speak for themselves.

Sometimes, it takes time to uncover the truth. It always surfaces in the end,
and patience is needed. I have copies of submissions by all EC members,
BCS Strata Management and other owners over the last five years.


3.  Competitive tender for renewal contract for Strata Management was received by
Ryan Strata in June 2016, which was officially submitted to BCS Strata Management and
EC members for the next general meeting.

They offer much improved services, at an all-inclusive price of $32,500.00, or at
lower base rate of $25,000.00 per year (with a schedule of reasonably priced
disbursements).

As a reminder, based on partially disclosed invoices by BCS Strata Management in FY
2015/2016, owners corporation paid them $50,700.02.

It is rightfully expected, and in accordance with law, that all bids for Strata Management
and Caretaker contracts in late 2016 will be tabled at the next general meeting for
public review and fair selection.


4. It has now been officially confirmed, without any doubt, that Managing Director and
Group CEO of Pica Group Mr. Greg Nash (parent company of BCS Strata Management)
who publicly “committed” to allegedly investigate my claims on 9th of December 2015
failed to do it.

Not only results of such “investigation” were never published, but his office mislead the
public about their alleged interest in providing good services. They bluntly lied about contacting me
because it never really happened. Once I challenged their office to prove they contacted me, they
stayed silent and never responded again.


5. In November 2014, with Mr. Greg Freeman as witness, BCS Strata Management refused to sign
Strata Management tender declaration.

It turned out that secret cash advance from Pica Group (parent company of BCS Strata Management)
was financed to SP52948 and repaid six months later in full secrecy and non-disclosure to owners:

http://www.nswstratasleuth.id.au/SP52948-PICA-Creditor-Code-90906-undisclosed-cash-advance-repayment-25Mar2015.png

That directly helped BCS Strata Management to "win" the contract renewal without any proof of
tender.

It is now re-submitted for 2016.There are already several invoices paid to members of the EC
this year and they need to be fully provided to all owners as a matter of transparency and duty of
care.


6. Yearly Eagle Fire Protection report in June 2016 highlights the fact that we have continuous problem
with LED lights in the complex.  We spent over $60,000.00 over the last three years on LEDs
(without disclose to owners) and they are not only supposed to offer significant financial
savings in electricity bills (which did not happen), but also longevity.

Normal fluorescent tube lamps should last 8,0000 to 15,000 hours.
LED tube lamps should last 40,000 to 50,000 hours. In other words,
LEDs should operate without failure at least 5 to 6 years.

Why is SP52948 having so many LED replacements per year and who
is checking and enforcing warranties?


7. EC members and BCS Strata Management did not provide any comments or complaints about
my Motions for general meeting 2016. By law, they must notify me of any changes or deletions
before the agenda is submitted to owners.

http://www.nswstratasleuth.id.au/BCS/


On 05/08/16 19:40, SP52948 owner wrote:

FYI

1. Motions for Extraordinary or Annual General Meeting 2016 (whichever
comes first) were submitted to BCS Strata Management and acknowledged.

This was 11 version of the document by me, which started in early February 2016.
Since then, two members of the EC sold their properties and left complex.

Many other actions are in progress but not disclosed.

2. Sixth Strata Manager resigned "suddenly".

Seventh Strata Manager took office, without all owners being
notified. It means SP52948 changed seven Strata Managers and
three Branch Managers in six years:

3. Many people write to me from this and other complexes about BCS.
One comment just received is shared with you.

In it, you can see how they force BCS to provide full financials.
And how they avoid using tradesmen that BCS recommends...

4. My book about SP52948 and how its business has been running for
15 years is finishing third draft. Experiences in the complex have been
amazing.

http://www.nswstratasleuth.id.au/BCS/


On 02/08/16 14:55, Simon Brikha wrote:

Good afternoon.
Thank you for the email below.

I have received the email and I have forward it onto the Executive Committee.

Many thanks and have a good afternoon.

Kind Regards

Simon Brikha
Strata Manager
Dip of Mgt (Strata)

Body Corporate Services
Level 2, 51 Rawson Street, Epping, NSW, 2121
Locked Bag 22, Haymarket NSW 1238
T: (02) 9868 2999

www.bcssm.com.au

-----Original Message-----
From: SP52948 owner 
Sent: Monday, 1 August 2016 7:50 PM
To: Simon Brikha
Cc: Mike Smythe; bcs_epping; Greg Freeman
Subject: UPDATED SUBMISSION SP52948 Motions for AGM or EGM 2016 - 1Aug2016

Hi,

Owners corporation has not been notified about your appointment yet as more than 50% of
owners are non-residents and cannot rely on infrequent messages on notice boards.

You are seventh strata manager, plus three branch managers, at Epping office that were
removed from office, or resigned due to unsatisfactory performance in managing SP52948
in period 2010 to 2016.

BCS Strata Management contract is due for renewal soon, and superior tender by another
agency was already submitted to your office. I believe more are to come.

In addition, Caretaker's contract renewal is due in December 2016, so there is a significant
requirement for Extraordinary General Meeting.

In accordance with the Act, I submit updated Motions for the EGM or AGM whichever comes first.

The amount of neglected common property and immediate needs for proper management of
this complex require staff with ethics, strong skills, and honesty.

• Strata_schemes_management_regulation_2016.pdf
• Attachments-17/SP52948-EC-weak-offer-for-discussions-without-agenda-and-still-refusing-access-to-financial-strata-documents-Aug2016.pdf
• Attachments-17/Ryan-Strata-Bid-27Jun2016.pdf
• SP52948-BCS-Strata-Management-Charges-FY-2015-2016.pdf
• BCS-Strata-Management-false-statements-at-ProductReview-and-absolute-lack-of-customer-service-for-Strata-Plan-SP52948.pdf
• Attachments-17/SCS-12-0XXXX-Stan-and-Tessa-Pogorelsky-Submission.pdf
• Attachments-17/SP52948-Stan-Pogorelsky-CTTT-Submission-personal-2011.pdf
• Attachments-17/SP52948-Stan-Pogorelsky-celebrating-CTTT-decision-based-of-false-statements-7Dec2012.png
• SP52948-BCS-Strata-Manager-Refused-to-sign-Tender-Declaration-AGM2016.pdf
• BCS16411150-SP52948-Eagle-Fire-Protection-report-5Jul2016.pdf