It is noted that no response was received from Waratah Strata Management or Uniqueco Property Services at any time.

On 2/1/19 7:58 pm, SP52948 owner wrote:

> Hi,
>
> In accordance with SSMA 2015 Section 106 (Duty of owners corporation to
> maintain and repair property), and in compliance with Motion 19 at
> Annual General Meeting 2018 (strata affairs directly affecting Lot 158),
> Lot 158 seeks a full report why their funds are being wasted on poor and
> repetitive repairs, without proper warranties and proactive maintenance,
> which affect Lot 158 investment and well-being.
>
> It is requested that upgrade work for roof membrane and water leaks in
> Block A be completed in a proper manner, through full consultation and
> disclosure to owners, and proper tenders that must be approved at
> general meetings, as a matter of priority for the following reasons:
>
> a) Planning for maintenance of roofs is 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 additional problem with these delays is that the current projected
> expenses for this work in amount of $360,000.00 will increase to
> $571,275.00 in year 2023.
>
> b) 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 properly done job.
>
> c) 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.
>
> That makes Block A roof not properly maintained for almost 22 years now,
> which is against professional recommendations to do it around every 10
> years.
>
> d) Half of Block B and whole Block D received full root 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
>
> Waterproofing one whole roof in Block D cost SP52948 around $107,000.00
> (GST inclusive). One a half roofs were done at cost of around $170.000,00.
>
> Waratah Strata Management and Uniqueco Property Services were contacted
> to submit this information to owners in February 2018 and July 2018,
> which they declined.
>
> e) 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).
>
> f) In period from AGM in October 2016 to February 2017 the complex was
> dysfunctional because it did not have Secretary, Treasurer, and
> Chairperson elected from the Executive Committee members. Waratah Strata
> Management, by alleged contractual obligations, took all those roles.
>
> g) In period from AGM in October 2017 till next EC meeting the complex
> is dysfunctional because it does not have Secretary, Treasurer, and
> Chairperson elected from the Executive Committee members. Waratah Strata
> Management, by alleged contractual obligations, takes all those roles.
>
> h) 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.
>
> i) 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.
>
> One of the claims for water damage was for Lot 188 in amount of
> $1,294.55 on 25 July 2011.
>
> j) Warning by NCS Plumbing about major work required in Lots 189, 190,
> 191, and 192 on 24 February 2016 which Uniqueco Property Services, BCS
> Strata Management, and Waratah Strata Management deliberately withheld
> from owners.
>
> k) Undisclosed insurance premiums increased due to constant water
> ingress on 29 August 2012, as per CHU quote through AJG Insurance
> Broker. That was the first introduction of large excess for water-leak
> events in the complex.
>
> l) Insurance renewal increased by 9.9% effective from 21 September 2017.
>
> m) Insurance renewal increased by 7.8% effective from 21 September 2018.
>
> n) Extract from agenda for AGM 2017 sent to owners on 10 October 2017,
> claiming there were no insurance excesses, deliberately withheld
> information about number of events which were not covered. One of them
> being:
>
> $10,000.00 excess for water damage/burst pipe/exploratory cost for each
> and every claim.
>
> o) Extract from agenda for AGM 2018 sent to owners on 9 October 2018,
> claiming there were no insurance excesses, deliberately withheld
> information about number of events which were not covered. One of them
> being:
>
> $10,000.00 excess for water damage/burst pipe/exploratory cost for each
> and every claim.
>
> Other details and evidence that cannot be disputed are enclosed in the
> attachment.
>
> Regards,
>