| From: |
SP52948 owner |
| To: |
Robert Crosbie Waratah Strata Management |
| CC: |
Simon Wicks Waratah Strata Management |
| Subject: |
SP52948: Official Request to EC Secretary from Lot 158 on 8Feb2018 |
| Date: |
8/2/18, 9:48 pm |
Hi,
Couple of housekeeping tasks at the start of 2018 from Lot 158.
a) In July 2017, Waratah Strata Management sent letter from three EC members that accompanied minutes of the recent EC meeting.
In that letter, a claim was made that the Police dismissed my all previous cases.
After the meeting with the Senior Police Inspector, I now have both oral and written statement that the Police would have never issued such statement. I even received an apology about some of the Police actions in the past.
I now request an immediate action:
1. EC to produce evidence to back up their claims.
2. In case they are unable to do so, immediate apology and public retraction of such statements to all owners with evidence provided to me that it was completed.
b) In July 2017, Waratah Strata Management sent letter from three EC members that accompanied minutes of the recent EC meeting.
In that letter, a claim was made I had searched through rubbish bins and that I had photographed inside the units (almost alleging that I was some kind of pervert).
I know that I have never browsed through rubbish bins myself! And you know (along with maintenance staff), that I have evidence and made it very clear that I never photographed inside the units. I photographed (and have evidence) the poor status of external walls and other parts of the complex.
I now request an immediate action:
1. EC to produce evidence to back up their claims,
2. In case they are unable to do so, immediate apology and public retraction of such statements to all owners with evidence provided to me that it was completed.
c) At PAID document search at Waratah Strata Management on 13 June 2017, I obtained access to what the EC and you allege to be COMPLETE strata files.
I did get copy of more than 9,500 files but many more are missing.
For the current activities, you are officially notified that the following files are required as a matter of urgency and you, or whoever is Secretary of the EC, can send them to this email address (I already paid for them), or post on USB key to my address (158/1-15 Fontenoy Road, Macquarie Park):
BCS Strata Management failed to provide in document searches in 2012, 2013, 2014, and 2015. Waratah Strata Management failed to provide them on 13 June 2017:
Email from Solicitor Mr. Adrian Mueller to Branch Manager Mr. Paul Banoob dated 5 July 2012 at 04:41 pm
Email from Branch Manager Mr. Paul Banoob to Strata Manager Mr. Garry Webb dated 5 July 2012 at 04:57 pm
Email to EC members and one staff member at BCS Strata Management from Strata Manager Mr. Garry Webb dated 6 July 2012 at 08:32 am
Email to EC members and two staff members at BCS Strata Management from Chairperson dated 6 July 2012 at 12:48 pm
Email to EC members and two staff members at BCS Strata Management from Chairperson dated 9 July 2012 at 10:18 pm
Email from Solicitor Mr. Adrian Mueller to Mr. Peter Bone dated 16 July 2012 at 6:52 pm
Email from Mr. Peter Bone to Solicitor Mr. Adrian Mueller dated 25 July 2012 at 2:13 pm
Email from BCS Strata Management staff member Ms. Debbie Downes to EC members dated 16 April 2013 at 1:52 pm
d) Repeat of 2004/2005 dubious painting project.
The Agenda and Minutes of the AGM 2016 held on 4 November 2016 confirm that the estimated value of the painting contract with Townview Australia Pty Ltd was between $600,000.00 and $650,000.00.
BCS Strata Management and Waratah Strata Management failed to disclose to owners that the full contract with Townview Australia Pty Ltd was in amount of $630,846.00 (including GST).
Waratah Strata Management failed to disclose to owners the following breakdown of expenses for the painting project that they were aware of as early as 3 March 2017:
Block A: $117,700.00 (including GST)
Block B: $117,700.00 (including GST)
Block C: $117,700.00 (including GST)
Block D: $117,700.00 (including GST)
Various Structures: $66,000.00 (including GST)
Townhouses: $92,950.00 (including GST)
Total cost: $629,750.00 (including GST).
Motion 3 in the Minutes of EC meeting held on 20 July 2017 shows that around half of the project cost having been paid to date. Allegedly three quotes from RJ Bird Services to carry out remedial repairs required prior to painting were accepted at a total cost of $27,580.00. No details of the "remedial repairs", and no evidence or statements about multiple quotes being sought from different providers were provided to any owner.
Motion 3 in the Minutes of EC meeting held on 28 September 2017 shows that the painting project was complete and all accounts had been paid except the 5% retention amounts totalling $28,187.00 + GST.
No details of the total costs, warranties, and other details were provided to owners.
Agenda for the AGM 2017 sent to owners contained information that the total costs for the painting project were $646,200.00 plus GST (totalling $710.820.000).
Waratah Strata Management listed total costs in the Agenda for AGM 2017 on page 25 (Capital Works Fund) as $610.357,26 (plus GST). If one adds figure of $28,187.00 (retention amount of 5% as per Motion 3 in Minutes of EC meeting held on 28 September 2017), it totals $638,544.00 (plus GST).
The costs listed in the approved Minutes of the AGM 2016 differ from costs listed in the payment schedules dated 3 March 2017, and also differ from what Waratah Strata Management listed in the agenda for AGM 2017.
Request to Waratah Strata Management to provide details of the warranties that apply to the painting work has been declined so far.
Alleged work on townhouses cannot justify cost of $92,950.00 (including GST).
Evidence of outstanding work (for example, rusted louvres still not painted from the inside of the basement of the garages) is withheld from owners by Waratah Strata Management.
e) It would be nice if some maintenance staff could act in accordance with common sense and their contract. See attachment for an example of their behaviour.
I would suggest prompt attention to these items.
Regards,
