Primary audience on the website are SP52948 owners (current and previous), tenants, investors, and potential buyers in strata complex.
Number of SP52948 owners, tenants, and investors expressed gratitude towards this website as that was the only way to gain access to lot of critical information, which is not available in minutes and notices of meetings, or on Waratah Strata website.
Public is voicing strong concerns about problems with Tribunals. Issues with strata complexes and dubious quality of services provided by those who should enforce laws are common and frequent.
Committee members and Uniqueco Property Services are obsessed with monitoring this website whilst declining to act or resolve the obvious issues of mismanagement and misuse of common funds, to list the primary persons: Ms. Genelle Godbee (she officially stated in NCAT case 2024-00454780 that Lot 158 must not be allowed to walk on common property outside Block A and must not be allowed to get access to strata files), Mr. Joe Spatola, and Mr. Steve Carbone (Uniqueco Property Services).
The rest of the audience is anyone who might be interested in problems with strata schemes in NSW...
Democracy should be the leading avenue for managing strata complexes. But, democracy requires high level of sense and ethics, and right for all owners to have full access to strata files in order to make informed decisions. And when that does not happen, how to proceed? One way is to educate public and rise awareness that license to be a strata manager is one of the easiest in any industry: Strata Community Australia (SCA) are offering a three-day course on qualifying to be a strata manager with no prior educational requirements (apparently educational requirements are fulfilled by completing the course).
Examples of legal cases terminated contracts with strata and building managers in Australia
The owner of the website was exposed to multiple threats and intimidation tactics by BCS Strata Management (until 31 January 2017) and Waratah Strata Management (since 1 February 2017), which included unsuccessful defamation attempts, false statements to owners in notices of the meetings, prevention of access to SP52948 strata documents (and even Strata Rolls), preventing the owner from conducting duties of committee member whilst allowing unfinancial owners to do it, supported verbal threats, stalking, and intimidation of the owners, and refusal to attend free mediations at NSW Fair Trading, whilst providing false statements to CTTT and NCAT through the same Solicitor.
There is no website which covers more detailed events related to strata issues with direct evidence than this one in Australia (trust through verification).
This website does not have any desire or intent to add own comments and therefore it is up to anybody to make up their own conclusions based on evidence and statements by others who did it in public forums, in courts, or elsewhere. All files on this website were provided to Fair Trading NSW, Office of Legal Services Commissioner, CTTT (now NCAT), District Court, Supreme Court, and Police.
Justice McCallum publicly stated:
Extensive media reporting of allegations of criminal conduct is not a mischief in itself. On the contrary, it is appropriate to recognise that the media play an important role in drawing attention to allegations of criminal or other misconduct and any shortcomings in the treatment of such allegations.
SP52948-unresolved-common-property-maintenance-issues-in-Lot-158-prior-to-2026
Poor air flow in main bathroom and laundry since June 2018, directly affecting well-being and health of Lot 158 occupants.
Directly responsible for this discrimination are Mr. and Mrs. Steve and Sandra Carbone (Uniqueco Property Services), Waratah Strata Management, and committee membners.
To eliminate excess moisture in an average-sized bathroom, one should ensure to have at least 10 litres/s of fan airflow per square meter of area. Bathrooms larger than 5 square meters (applies to Lot 158) need an estimated 25 litres/s for each toilet, bathtub, or shower, as well as an additional 50 litres/s for a full bathtub. In Australia, a minimum airflow rate of 25 litres/s is required for a residential bathroom vent, according to the Building Code of Australia. While this is the minimum, a higher airflow rate of 50 to 60 litres/s is often recommended to adequately handle moisture from showers and prevent condensation, mould, and mildew.
In residential laundries in Australia, the minimum airflow requirement for a vent is 40 litres/s if a non-condensing dryer is installed. If a condensing dryer is used, the minimum requirement decreases to 20 litres/s.
Since late 2020, water leak on ceiling in Lot 158 sunroom has been mostly ignored by Waratah Strata Management and Uniqueco Property Services. Not only it creates electrical hazard, occasional faul smell, but is also against the strata laws not to maintain common property. Repetitive requests to maintain sunrooms in the complex and ensure they are watertight were ignored and few attemopts to resolve this issue were done in August 2025 (only because Lot 158 had initiated the NCAT case).
Water ingress under the sunroom window frame:
SP52948-Lot-158-sunroom-water-ingress-through-window-frames-18Jan2026
SP52948-Lot-158-sunroom-water-ingress-through-window-frames-photo-2-18Jan2026
SP52948-Lot-158-sunroom-water-ingress-through-window-frames-photo-3-18Jan2026
SP52948-Lot-158-sunroom-water-ingress-through-window-frames-photo-4-18Jan2026
SP52948-Lot-158-sunroom-water-ingress-through-window-frames-photo-5-18Jan2026
SP52948-Lot-158-sunroom-water-ingress-through-window-frames-photo-6-18Jan2026
SP52948-Lot-158-sunroom-water-ingress-through-window-frames-photo-7-18Jan2026
SP52948-Lot-158-sunroom-water-ingress-through-window-frames-photo-8-18Jan2026
SP52948-Lot-158-sunroom-water-ingress-through-window-frames-photo-9-18Jan2026
SP52948-Lot-158-sunroom-water-ingress-through-window-frames-photo-10-18Jan2026
SP52948-Lot-158-sunroom-water-ingress-through-window-frames-photo-11-18Jan2026
Block A roof membrane was not properly repaired or upgraded since 1997 (with some incomplete work done in 2004).
In 2003, minimal work was done for roof membranes, as invoice paid to then building manager Universal Strata Care reported on 3 November 2003 (total cost $2,310.00 (GST excl)):
Minutes of the committee meeting on 23 June 2004 again reported that all four roofs had replaced or repaired membranes:
Second massive expenses paid to Universal Strata Care reported on 23 June 2004 (total cost $23,886.85 (GST excl)):
SP52948-Minutes-EC-meeting-23Jun2004
In 2012, some work on roof membranes and townhouses was completed at cost of $28,892.00 (GST incl) (most of work was completed on Block B and townhouses, where 240 new tiles replaced broken or damaged tiles on townhouses), as invoice paid to Kintyre Building Services reported on 5 April 2012:
Just three months later, in July 2012, SP52948 organised professional report on condition of the complex and paid more than $12,000.00 to Napier & Blakely. The report showed serious issues that needed attention, so Solicitor Adrian Mueller, BCS Strata Management, and committee members (with special emphasis on then-Chairperson Bruce Copland) made a decision to hide it from all owners and CTTT (case SCS 12/32675):
SP52948-Building-report-Napier-and-Blakeley-Jul2012
In their report, Napier & Blakeley recommended roof membranes be addressed in 2-5 years from 2012.
Planning for maintenance of roofs was allegedly delayed until year 2023 in 10-Year Capital Works Fund Plan in March 2017 without consultation with owners corporation. Waratah Strata Management and EC members, without consultation with owners corporation allegedly approved the 10-Year Capital Works Fund plan in March 2017, which, among the other concerns, delayed maintenance of roofs until year 2023 (directly discriminating against owners in Block A and C, because half of Block B and whole Block D were completed in 2015/2016).
The most revealing figures are related to when to rectify roof problems (major issue in the complex):
In BIV’s plan in March 2017, it was recommended to complete the work in August 2023 at estimated cost of $571,275.00:
SP52948-BIV-report-Capital-Works-Fund-Mar2017
In BIV’s plan in October 2021, it was recommended to delay the work to September 2031 at estimated cost of $900,722.00:
Kintyre completed patchy roof membrane repairs without tender, warranties, and without approval by owners corporation at any meeting at cost of $28,892.00 in March 2012, and Napier & Blakely report in July 2012 clearly dismissed it as improperly done job.
Since July 2012, full repairs of roof membrane on Block A, as listed in Napier & Blakeley's professional report at cost of $12,144.00, were listed as important maintenance task that has not been completed yet:
SP52948-Napier-and-Blakeley-invoice-30Jul2012-BCS4011227
That makes Block A roof not properly maintained for almost 28 years now, which is against professional recommendations to do it around every 10 years.
Half of Block B and whole Block D received full roof membrane replacement in 2015/2016 without tender that was "won" by Kintyre:
$7,785.00 Block D: roof membrane - fourth part
$25,000.00 Block D: roof membrane - third part
$32,786.00 Block D: roof membrane - second part
$43,714.00 Block D: roof membrane - first part
$35,613.60 Block B: roof membrane - second part
$23,742.40 Block B: roof membrane - first part
QUO00036643-Block-B-quote-half-roof-Kintyre-12Sep2014
QUO00039042-Block-D-quote-half-roof-Kintyre-4Mar2015
Waterproofing one whole roof in Block D cost SP52948 around $107,000.00 (GST inclusive). One a half roofs (Blocks B and D only) were done at cost of around $170.000,00.
Waratah Strata Management and maintenance staff were contacted to submit this information to owners multiple times since 2018, which they declined.
Due to long-term neglect of roofs, Kintyre decreased warranties for roof membranes on half of Block B and whole Block D to only five years (down from originally expected 15 years):
SP52948-roof-repairs-15-year-warranty-impossible-due-to-neglect-Kintyre-invoice-27Feb2015
In period from AGM in October 2016 to 2026 the complex is mostly dysfunctional because it does not have Secretary, Treasurer, and Chairperson elected from the Executive Committee members. Waratah Strata Management, by alleged contractual obligations, "took all those roles without oversight".
At least 24 repairs for water-related issues in Lot 191 were completed in period September 2011 to January 2019, of which six were reported in lift of Block A since Waratah Strata Management took office on 1 February 2017.
The cost estimate (strata managers hide information for few of the events) is above $20,000.00 from owners corporation funds.
Number of water leaks on the roof of Block A and other lots on top floor of Block A (189 and 190 as examples). The costs for repetitive repairs without proper warranties also goes in thousands.
It increased our insurance risk, which was evident from 2012.
Warning by NCS Plumbing about major work required in Lots 189, 190, 191, and 192 on 24 February 2016 which maintenance staff, BCS Strata Management, and Waratah Strata Management deliberately withheld from owners:
BCS15039233-NCB-Plumbing-water-leak-Lot-191-192-24Feb2016
Extract from their invoice:
Please note: to fix all these ongoing water leaks throughout units 189, 190, 191 and 192 would be a very big job, as all the ceilings would need to be pulled down throughout all these units kitchens, bathrooms and possibly hallways and bedrooms to access all the piping.At non-compliant committee meeting on 16 March 2017, the decision was allegedly made to "monitor" the status of membranes on the four buildings in spite of voluminous evidence of their poor status which Lot 158 offered through photos and videos:
SP52948-Minutes-EC-meeting-16Mar2017
At AGM 2017, under direct guidance of Solicitor Adrian Mueller, Lot 158 Motion for roof membrane repairs was prevented from being listed in the agenda:
Whilst half of roof membranes in Block B and and whole Block D were upgraded in 2015, Block A and C were not done since 2012, agenda for alleged committee meeting (which was not sent to Lot 158 in time for the meeting and not published on Waratah Strata Management website portal), allegedly Block B again required urgent repairs:
The quotations and details of the alleged proposals were not given to any owner (standard operating procedure by Waratah Strata Management).
On 25 September 2025 notices was published in four buildings about external washing with abseilers. Such work was not published in Work Orders on Waratah Strata website, nor there was any legally-convened meeting about it:
SP52948-Block-A-notice-about-washing-external-walls-with-abseilers-25Sep2025
SP52948-Block-B-notice-about-washing-external-walls-with-abseilers-28Sep2025
SP52948-Block-C-notice-about-washing-external-walls-with-abseilers-28Sep2025
SP52948-Block-D-notice-about-washing-external-walls-with-abseilers-25Sep2025
Anticipating incomplete or poor delivery of the services, Lot 158 took photos of Block A before the washing started:
SP52948-appearance-of-Lot-158-external-walls-before-cleanup-28Sep2025
SP52948-appearance-of-Lot-158-external-walls-before-cleanup-photo-2-28Sep2025
SP52948-appearance-of-Lot-158-external-walls-before-cleanup-photo-3-28Sep2025
Status of the same wall area after the washing on 1 October 2025, one area was visibly neglected and left unattended:
SP52948-appearance-of-Lot-158-external-walls-after-cleanup-one-part-not-done-1Oct2025
SP52948-appearance-of-Lot-158-external-walls-after-cleanup-one-part-not-done-photo-2-1Oct2025
SP52948-appearance-of-Lot-158-external-walls-after-cleanup-one-part-not-done-photo-3-1Oct2025
Video taken on 8 October 2025, confirmed that one area was visibly neglected and left unattended:
SP52948-appearance-of-Lot-158-external-walls-after-cleanup-one-part-not-done-8Oct2025 (video)
Lot 158 also sent an inquiry to Urban Access and Rescue staff on 11 October 2025 and they did not reply:
Recently, you were washing external walls on four buildings in strata plan SP52948 at 1-15 Fontenoy Road, Macquarie Park.
We live in Block A and were very much looking forward to it because the external walls were not maintained since last painting in 2004/2005.
Your staff did a very good job for building in Block A, but stopped without finish it.
On 9 October 2025 we sent this inquiry to Waratah Strata Management and Uniqueco Property Services and did not get a reasonable response.
It does not make sense for your staff to abandon their work with about 80% done and then leaving one part of the building in Block A unwashed (unless you were specifically ordered by strata and building managers not to do it), which would amount to professional neglect on their part.
On 21 October 2025, Waratah Strata Management is taken to NCAT Hearing for their continuous mismanagement of the complex, so it would be appreciated to know if Urban Access and Rescue were prevented from completing the external wall washing in SP52948.
We believe that you would not risk your reputation and leave this job incomplete unless you were forced to.On 17 October 2025, a worker was observed cleaning on ground floor where ex-committee member Mrs. Maureen McDonald lived but remaining part of external walls where Lot 152 and 158 lived was still left without cleaning:
Neglected louvres in basement of Block A and rusted fire exit door frame, which Uniqueco Property Services and Waratah Strata Management ignored for many years:
SP52948-Block-A-basement-neglected-louvres-video-1-21Sep2025 (video)
SP52948-Block-A-basement-neglected-louvres-and-rusted-fire-door-frame-video-2-21Sep2025 (video)
SP52948-Block-A-basement-neglected-louvres-example-1-15Feb2026 (video)
SP52948-Block-A-basement-neglected-louvres-example-2-15Feb2026 (video)
This area is directly visible to Lot 159 garage, owned by committee member Mr. Ramesh Desai:
SP52948-Block-A-basement-neglected-louvres-example-3-15Feb2026 (video)
Rusted high temperature alarm in Block A, which Uniqueco Property Services and Waratah Strata Management ignored since 31 August 2023:
SP52948-Block-A-entrance-rusted-high-temperature-alarm-13Jan2026 (video)
Cracked walls on foyer on level 2 of Block A, which Uniqueco Property Services and Waratah Strata Management ignored for many years:
SP52948-Block-A-level-2-foyer-cracks-on-the-wall-21Sep2025 (video)
SP52948-Block-A-level-2-foyer-cracks-on-the-wall-3Mar2026 (video)
Unmaintained fire door 2 in basement of Block A, which Uniqueco Property Services and Waratah Strata Management ignored for many years:
SP52948-Block-A-basement-unmaintained-fire-door-frame-11Jan2026 (video)
Damaged wall near Block A Lot 147, which Uniqueco Property Services and Waratah Strata Management ignored:
SP52948-Block-A-damaged-wall-near-Lot-147-courtyard-since-Jan2026-as-of-9Feb2026 (video)
Belated Block A Occupant Warning System (OWS) installations in December 2025 and January 2026 after many years of refusal to comply with City of Ryde Fire Safety Orders:
SP52948-Block-A-Lot-147-first-owner-upgrading-sprinkler-monitoring-and-OWS-4Nov2025 (Lot 147)
Based on notices in elevators, these Lots did not appear to have completed the compulsory FULL OWS installations in Block A: 148, 149, 154, 155, 161, 167, 173, 176, 179, 182, 185, 188
Incidents with silverfish appearances, due to huminidy in the unit and poor fresh air circulation (especially in master bathroom and laundry since 2018).
Lot 158 has statement from another owner in Block A who has similar problems.
Events recorded in main bathroom, foyer, laundy, and kitchen on 12 January 2026, 19 January 2026, 29 January 2026, 11 February 2026, 23 February 2026, 3 March 2026, and 9 March 2026:
SP52948-repeated-incident-with-silverfish-Lot-158-kitchen-9Mar2026 (video)
10-Year Capital Works Fund is useless and never approved with proper evaluation at any general meeting:
SP52948-discrepancies-in-BIV-report-for-10-Capital-Works-Fund-in-2017-and-2021-updated-Jun2025
