Investigative Journalism and Learning Hub - Uniqueco Property Services using dismissive language whilst refusing to repair SP52948 property on 20 October 2019

Hi,

FOB Key - The Fob will need to be returned to the Caretaker’s office where it will be inspected and if found faulty a replacement will be issued.

b) & c)  Ventilation in one bathroom and laundry.   This problem is resolved by properly removing and cleaning the air vents. You will need to clean the inside of the ducts not just the outside. There are 3 adjustment flaps inside the vent, over time they close, once cleaned they can be opened.  This allows a stronger airflow. This is an owner’s cost, if you require a handyman, please contact Warrick Gordon - Handyman as he has resolved this issue with other units. We have found that some air pipes are straight down towards the ceiling which gives a stronger airflow.  There are others are at a 45 degree angle and this would result in a a slower airflow.

d) Smoke detectors - This was discussed and answered at the AGM on Thursday, 17th October 2019 - Internal smoke detectors are an owner’s cost.

e) Toilet in one bathroom ongoing since 2011 - We will refer this to NCB Plumbing who will make contact with Lot 158.

f) Smoking in basement - We will monitor and investigate further.

Have a nice day.

On 20 Oct 2019, at 12:30 pm, SP52948 owner wrote:

Thank you.

Your complete rejection of the offer is noted. It is also noted that you forwarded the private offer to third-party.

In regards to repairs in Lot 158:

a) FOB key for male owner of Lot 158 is not operational in three buildings: Block B, C, and D. It was tried last week several times and it failed. The other key is fully operational.

b) Ventilation in one bathroom is below acceptable standards and significantly weaker than in the other bathroom in spite of previous warnings.

It used to have the same suction power as in the other bathroom, but it deteriorated over time.

The effectiveness of exhaust fans is dependent on the size of the room, and the airflow rate necessary for that area. For example, a bathroom without a  shower requires approximately eight air changes per hour. A bathroom with a shower may need 20.

How much air an exhaust fan can shift over a given amount of time is most commonly measured in cubic feet per minute (CFM), but is also referred to in terms of cubic metres per minute (m3/min). The amount of air a fan can shift depends on both its size and speed. A small fan may shift the same amount of air as a large fan, but would normally have to be oscillating faster to do so - depending on how the fan's constructed, this may also make it more noisy.

The easiest way to determine what size and speed of fan you require is to figure out the volume of the room, then multiply it by the number of air changes you'll need to keep it clear:

laundry 10-15 changes of air per hour

bathroom 6-10 changes of air per hour

toilet 10-15 changes of air per hour

typical bathroom = 20 sqm

typical laundry = 8 sqm

required air movement per hour = changes per hour    x    room size

For bathroom = 200-300 cubic meters/per hour

For laundry = 80-120 cubic meters/per hour

Law is very strict about health and safety. We collected videos and information from several units who have/had serious ventilation problems. The problem is wide-spread but it seems lot of owners do not know how to complain (apart from few that we helped with and maintenance staff cleaned up).

In our case, we clean up the vents, so that is not a problem. The problem is in the piping or elsewhere.

c) Ventilation in laundry is very weak.

d) Both smoke detectors are expired. Information that smoke detectors are owners' problem are not valid and for 22 years they were managed from owners corporation funds (including replacements in 2018).

e) Toilet in one bathroom is often releasing unpleasant smell, sucking water out of bowl and is ongoing since 2011. We have evidence of previous attempts to repair it.

Back in late 2011 we reported problems with the water flow in one of the toilets. At the time, the plumber came and after a simple clean-up of the downpipes, he confirmed that it was a temporary measure.

Apparently, the pipe coming out of the toilet set into the concrete does not properly fit (the problem with poor build of the complex by Meriton). As a consequence, sewage flooding is a risk, and becoming real threat.

In fact, over the last several months, the water completely disappears from the bowl (sucked out) and generates unpleasant smell.

Not only it is a health issue for the family, but also to the other owners living in the building.

We request proper repair be organised as soon as possible due to serious risks of flooding and health hazard.

The plumber told us at the time that his work would require complete removal of the toilet set, some floor tiles and concrete removal, reseating of the pipes in the concrete and then putting everything back together... Refer to strata files for evidence on reports in 2011 and 2014.

f) Smoking in basement continues. Health hazard to us when passing through the garage area. Often smoking is so strong it even passes to the other area near Lot 158 garage and elevator in Block A.

Regards,

Hi,

If there is an issue with Lot 158 eg. something needing repair etc. we will be more than happy to sort out.

Please refrain from sending emails that do not relate to your unit.

All of your documents and correspondence are current under investigations with our own legal advisers.

Have a nice day.

On 20 Oct 2019, at 9:42 am, SP52948 owner wrote:

Hi,

Action

On 17 October 2019, at North Ryde Golf Club you attended Annual General Meeting of strata plan SP52948.

During the meeting maintenance staff stated, without relevance to the operation of the strata plan, that owners of Lot 158 acted as bad citizens and careless people for not helping "old woman" taking her bags up the stairs. In response the audience used words "un-Australian" and appeared to be in shock by such "appalling behaviour" of Lot 158.

There were about 20 witnesses to the event.

Impact

You directly identified Lot 158 as uncaring owners who fail to meet acceptable social behaviour.

This was a oral defamation (slander) without facts and with intention to:

Lower our reputation in the eyes of ordinary reasonable members of the community,

Lead people to ridicule, avoid or despise us.

The intention was deliberate.

The alleged "old woman" is a person in late eighties and member of the Executive Committee for around 20 years and here is an extract from her email dated 24 June 2017 that is kept on strata records:

My apartment is in Block A - the same as Lot 158 family. I find it both overpowering and threatening to be in the presence of both Lot 158 owners. I will not travel in the same lift as them, which is a great intrusion on my lifestyle. Their garage is located very close to mine and in the same manner I avoid any face-to-face contact by remaining in my car until they have moved on.

Lot 158 has full copy of her email and you can retrieve it from owners corporation files, or by contacting the old lady in person.

Her statements are defamatory in their own right and untruthful. Main issue is that Lot 158 will never, under any circumstances, approach the old lady at her wish. Therefore, the explanation offered by you at the meeting was false.

Desired Outcome

The following actions are required from your side:

• Prompt personal apology with retraction of the statement to be sent to us, and
• Prompt retraction to be sent to all 20 people who attended the meeting (and all owners if it gets listed in the Minutes of the meeting).

Thank you.