Happy new year all.
Just a few items, some new some old.
New. Over the break I have run into the cleaners that do the units for rental interchange. I have noticed that they are coming out of the lift on the 1st floor in our foyer, going out the sliding front door, into the external lift in McDonalds area, down to B1 toilet area and off the cleaner’s room. Instead of coming out of lift at B1 and going out automatic door and through the electric gate or access door and to their cleaner’s room. Because we have blocked the door from B1 to the toilet area due to the cleaners leaving the door agar, hence causing access for break ins which we have had.
So I rang Jodie and she said it was to far to walk, the trolleys are too heavy, I will lose my staff if I ask them to walk that far. Well, I paced the distance from B1 to the room both ways and it is a further 40 mtrs max, going through the electric gate. 30 mtrs to 69 mtrs. Also, I said to Jodie that it is not just the big blue boxes on wheels to take the linen it is also cleaners with the small trolleys for spring cleaning. This is not about management it is about what we should expect in our living areas.
Anyway, your views on this. Are there any rules. If not maybe we can change it in our CMS.
Choosing a new Strata Company. We have had a presentation from Casey re her company and what they can give. I was going to have a look at Ernst as well and get them to present what they can do. Also, on this what are the critical days on this re choosing to change. When do we have to advise STRATA about the change. I did ring Casey as I missed the meeting and she explained that we can get lawyers they know to re write the CMS. Ernst can come and give a presentation I have just not organized the date.
Works to be done, coming up.
( 1) 2002 rooftop. First lot of works done. I have since cut the ceilings out in 3 places to see where the leaks are coming from. Since I have done that I have located the spots from underneath but very hard to ascertain where they are coming from above. I did have a meeting with Amalgamated re the leak to 1503 ceiling and they cam upstairs and explained a few thigs that must be done to try and eradicate it. So hence more quotes coming in for this repair work I am sorry, but itis a process of elimination.
( 2) 1503 and other units like it. We have a problem with water coming through the patio ceilings of several units, both on the outer edge where the balustrade abuts the slab and beneath the floor waste of the unit above. Some owners have stalactites hanging down. Anyway while looking at 1503 with Amalgamated, he said he worked on this building and a lot of it was prefabricated. The raised edge to all patio’s holding the balustrade is fixed to the slab separately and was not done in a full concrete pour. Hence it poses a problem for water ingress through the cold joint onto the patio below and lets water under the tiles into cracks in the slab or around the floor waste which makes the stalactites appear. So the only way out of this is to remove all the tiles and topping mix and water proof the balcony then tile over. It should have been done this way in the first place and might have been and has failed in a few balconies. Now we have this problem in about 4-5 balconies. Apparently they had done a quote previously which was knocked back by past committee, ( so he said)
(3) Generator. As you all know we engaged Gaskell Planning Consultants to investigate the process of using existing planter box for a site for a Generator. If you read page 9- item 4 of the email I will send you Gaskill is of the opinion that the works we propose to are considered minor and should be considered fashionably by council. I am going to touch base Monday 9th with the engineer who is getting tenders for removal of cladding etc re fire rating. As I said in the last meeting re the generator that we could have put down a deposit of around 11k to get it started, but I think that went nowhere at the meeting. So the angle form here is to get the engineers to quote to prepare a plan for tender, for the slab and encloser and put to council to see if it goes through without any problems. Then we can engage the chosen contractor and we might have a generator.
(4) Not sure on the dog items. Can someone please explain. Or are we all just guessing. Do we need to go to a lawyer. It has been getting bandied about since I have been in the unit 2011. Old news.
(5) not sure where we stand with the lad in 401? The guy who did the major reno. Is he the one that has tiled his patio?
(5) future renovations. We need something put in writing re access/noise- jackhammering / times of work. Also in the lift if they put up a sign re a reno, they must put which unit or at least which floor, as people have the right to know about it. I think it is only fair to let the neighboring owners know the size and timeframe of the reno and the scope of works. There should be a deposit paid and an inspection done. So they are held liable for any damage. The floors should be covered with some sort of product and then clear plastic to protect the carpet /tiles. This can be a $500 charge that then is given the maintenance contractor to install.
(6) trolleys. We need to have a chat on this.
(7) aircon waste to theatre going on the floor beside 1802 and 2002 carpark, with no waste point. This highly illegal. I want the aircon decommissioned until the waste has been directed elsewhere. As this was a simple fix by a past committee which was illegal.
I will be away from the 26 January till the 8 March. There are some critical dates coming up.
- Retail meeting Jan 25th 2 pm in executive room
- Budget meeting 3 March
- AGM, 31 March
- EGM ?? I understand there are 2 items on the lists for the EGM, which is 1802 reno and the building washdown. The 1802 reno needs to be presented to all unit owners properly with photos and explanation of it is a critical item that needs to be done and it is owned by the building and hence part of body corp. last time it went to an EGM, we all know what the outcome was. It is all a bit to hard for me to run around and get quotes re done to present. So lets get it over the line. The second item is the washdown and programmed maintenance check. I want to talk to Amalgamated next week re painting the building/ fixing of concrete cracks etc/ engaging a proper engineer to deem what is acceptable to fix the problems and get him to oversee the works. I know we have 2 quotes now very similar in price, the cheaper one now being the dearest since they have added on the maintenance check, but I feel that it would be to our advantage to look at another path maybe as well.\
- Shred costings with retail after our last meeting maybe finally at 25 Jan meeting.
Anyway . It is just a start for the new year.
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