Hi Ken,
Well written,
If after inspection by Advance Fire and if the peep hole is found not to be compliant then a quote prepared by Advance Fire and given to Lot Owner 401 and payment to be made by Lot Owner 401. If compliant as you said a Certificate or letter by Advance Fire saying they have inspected the peep hole, found it to be compliant with building fire safety regulations and such correspondence be forwarded to Stratacare and the Committee to be recorded and Minuted.
Cheers
Robyne
On 5 Jan 2023, at 10:27 am, Ken_Culpitt@bigpond.com Ken_Culpitt@Bigpond.com wrote:
There are many threads the dealing with the Unit 401 owner over the past six or so months. The threads involved contact between the owner, the Body Corporate, StrataCare and R2 Management. The substance of the contact is not always shared and some key elements have emerged when the Body Corporate is asked to decide on a possible breach of the CMS.
As the following email trail shows I last summarised the interaction with the Unit 401 owner on 9 December. I think it is generally known that I did not wish to initiate any formal contact in the immediate days prior to Christmas in respect of the festive season.
I anticipated that the contact with the owner concerning compliance with By-Law 43 and By Law 13 be initiated in the week of 9 January when key StrataCare personnel returned after the break.
Since my last summary, it is known that a ‘peep hole’ is installed in the Unit 401 front door. The email trail shows that on 15 November, R2 Management was asked about a peep hole, sought advice from Advanced Fire Technology and confirmed that installation of a peep hole was possible. (I have not seen the actual wording to the Unit 401 owner.) Advice is that R2 Management did not include approve the peep hole and I am unsure if the provision of documentation to show compliance with the Advance Fire Technology advice was requested before or since the installation. Given our past experience, it is like that the owner read the R2 Management advice that it is possible to mean OK to proceed.
In any event, I suggest the time is right to ask StrataCare to formally contact the Unit 401 owner
1 asking for an acoustic test to show that floor tiles installed in 2022 are compliant with By Law 43
2 Noting photographs show that the external veranda ocean flooring is black, questioning if this is interim flooring and pointing out that it makes the Unit 401 floor distinguishable different from all others in the building and accordingly in breach of By Law 13, then asking for the floor to be returned to a light colour
3 Advising that the ‘peep hole’ was installed without Body Corporate approval and if the peep hole is to remain that the Body Corporate receive documentation showing compliance with fire door safety to the satisfaction of Advance Fire Technology who provide the fire compliance service for our Building.
4 sharing that the compliance measures are there to protect the integrity of our Building and accordingly the sizable investment of owners.
Beyond the correspondence to the Unit 401 owner, we need to ensure each stakeholder knows what is being said to an owner so that the time consumed by owner changes at ROTS is least demanding on all responsible for managing life at Reflection On The Sea.
I look forward to other value added thoughts on my remarks.
Cheers
Ken
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