STRATA INSPECTION
Strata Scheme Inspection Report
Property
8/14 Graylind Close
Collaroy NSW 2097
Lot 8 SP 5187
Date
stratainspection@outlook.com
PO BOX 663
MONA VALE NSW 1660
21st October 2022
www.stratainspection.com.au
0423 098 648
ABN 21 165 059 683
STRATA INSPECTION
STRATA SCHEME INSPECTION REPORT
Property Address
8/14 Graylind Close Collaroy NSW 2097
Lot 8 Strata Plan 5187
Inspection Date
10th October 2022
Inspector
Lauren Walsh
0423 098 648
stratainspection@outlook.com
MANAGING AGENT / SECRETARY
Owners Corporation records are held by:
Name
Strata Excellence
Address
Level 21, 133 Castlereagh Street Sydney NSW 2000
Phone
1300 16 16 37
Manager
Gary Jennings
The managing agent has been involved with this property since 2018.
STRATA ROLL
We did sight a printed strata roll.
Owner
James Hardaker
Address
8/14 Graylind Close Collaroy NSW 2097
Mortgage
None
Unit Entitlement
842
Aggregate Unit Entitlement
10,000
Initial period
The initial period has expired, according to available records.
STRATA PLAN
We sighted a copy of Strata Plan 5187 registered on 25/01/71.
CERTIFICATE OF TITLE
We did inspect title documents for the common property.
Edition
10 – 21/03/22
Number of Lots
11
Number of Units
11
page 2
stratainspection@outlook.com
PO BOX 663
MONA VALE NSW 1660
www.stratainspection.com.au
0423 098 648
ABN 21 165 059 683
STRATA INSPECTION
LEVY CONTRIBUTIONS
Administrative Fund
$903.68 per quarter – paid to 30/09/22
Capital Works Fund
$749.25 per quarter – paid to 30/09/22
Levies appear to have been calculated correctly in accordance with the unit entitlement.
SPECIAL LEVIES OUTSTANDING
Nil
FUND BALANCES
Approximate balance of the Administrative Fund
$36,612.55, as at 10/10/22
Approximate balance of the Capital Works Fund
$30,825.11, as at 10/10/22
Balances were obtained from a balance sheet.
INCOME AND BUDGET TRENDS
We enclose statements of income and expenditure for the current year to date and last financial year.
Effective from
Proposed at AGM
01/10/21
01/10/20
01/10/19
Administrative Fund
$58,702.00
$42,930.00
$35,565.00
$33,561.00
Capital Works Fund
$37,375.00
$35,594.00
$8,800.00
$35,077.50
TAXATION
The owners corporation is currently not registered for GST.
page 3
stratainspection@outlook.com
PO BOX 663
MONA VALE NSW 1660
www.stratainspection.com.au
0423 098 648
ABN 21 165 059 683
STRATA INSPECTION
APPROVED WORKS (YET TO BE PAID)
$100,000.00
Fire safety upgrade excluding hydrant (approx. outstanding)
PROPOSED WORKS
$108,601.90
Removal of landslide materials
$70,000.00 (budget)
Replace gutters & downpipes tower B
$66,880.48
Legal advice & consultants regarding the landslip
$22,125.00 (budget)
Unit 3 & 8 remedial repairs including waterproof membrane to exterior wall & spalling repairs
$30,000.00
Hydrant
$14,500.00 (budget)
Painting
$7,150.00 (budget)
Driveway retaining wall works recommended in Nelly Davies Technical Report 21/09/21
$13,125.00
Stop water penetration to Switch Room, Tower B Passageway and main Stairway.
$10,000.00
Cap & drainage – natural spring
$10,000.00 (budget)
Driveway wall expansion joints
Not quoted
Water penetration remediation to garages
Not quoted
Southern boundary drainage stabilisation/rehabilitation
Not quoted
Permanent stabilisation to the landslip area
POSSIBLE PROPOSED SPECIAL LEVIES
The Annual General Meeting 01/11/22 proposes the following special levy:
That the Owners of Strata Plan 5187 by ordinary resolution to raise a special levy of $342,258.31 inc GST ($28,818.15
for Lot 8) payable in 1 instalment being 1 December 2022 for the purpose of paying for the removal of debris from the
landslip, associated legal and expert costs, repairs to apartments 3 & 8 as a result of the landslip and the installation of
a brock hob and awning to the mezzanine stairs. Refer annexures 4, 10 & 11 of AGM Notice.
We note that the above special levy is proposed for re-couping expenditure previously raised for fire safety works and
spent on urgent land slip related items also to raise funds required for urgent land slip & final fire safety upgrade items.
A further special levy is likely to be required in 2023 once a permanent stabilisation solution has been confirmed and to
complete building maintenance works including water penetration works to garages, gutter replacement & painting.
Note. The contribution for Lot 8 is 842/10,000 - $8,420.00 for every $100,000.00 required via special levy.
PAST SPECIAL LEVIES
Date
Levy
Lot
Purpose
22/07/21
$246,446.00
$20,750.75
Stage 2 & 3 fire safety upgrade
01/04/21
$81,000.00
$6,820.20
Stage 1 fire safety upgrade
01/02/18
$150,000.00
$12,630.00
Balcony remedial works
page 4
stratainspection@outlook.com
PO BOX 663
MONA VALE NSW 1660
www.stratainspection.com.au
0423 098 648
ABN 21 165 059 683
STRATA INSPECTION
PAST MAJOR WORKS
Year Ending
30/06/23
30/06/22
30/06/21
30/06/20
30/06/19
Consultants
19,790.76
13,910.50
4,902.50
5,000.00
3,939.46
1,232.00
4,620.00
1,856.50
59,892.55
92,385.00
66,680.60
3,338.50
8,544.75
5,355.00
34,678.50
176,007.99
521.00
4,090.50
3,146.63
Doors & Windows
Fire Equipment
General Replacement
Legal Fees
23,126.14
3,458.61
Plumbing/Drainage Renewals
2,241.80
330.00
1,570.80
Repairs & Maintenance
12,638.85
115,258.92
12,964.10
122,374.25
307,145.91
32,818.24
Total
102,809.45
115,109.11
page 5
stratainspection@outlook.com
PO BOX 663
MONA VALE NSW 1660
www.stratainspection.com.au
0423 098 648
ABN 21 165 059 683
STRATA INSPECTION
MEETINGS, MINUTES & RECORDS
The prescribed books of accounts are kept.
Minutes are retained for the prescribed period.
Last Annual General Meeting
07/09/21 (enclosed)
Last item in the Minute Book
Notice of Annual General Meeting 01/11/22
An auditor has not been appointed.
The Strata Committee hold meetings as required and produces detailed minutes.
STRATA COMMITTEE
The Election of Office Bearers for the Strata Committee are as follows:
Chairman/Secretary: Geoffrey Copeland
Treasurer: Melissa Valentine
TENANT OCCUPANCY
Tenant occupied lots as per the strata roll
<50%
Tenant representative
A tenant representative is not applicable to this scheme.
LITIGATION
Ongoing dispute noted with neighbouring property 13 Graylind Close and Northern Beaches Council in relation to land
slip area.
INSURANCE
Insurer
QBE
Policy Number
840469
Due Date
15/02/23
Building Sum Insured
$7,225,000
Public Liability Insurance
$30,000,000
Voluntary Workers Insurance
$200,000/$2,000 per week
Workers Compensation
Not selected
Additional insurances held
Yes, see attached
VALUATION
Valuation suggested amount
$7,225,000
Date of last insurance valuation
27/04/21
The building is currently insured for an amount equal to the valuation above & the valuation was completed within the
last 5 years.
page 6
stratainspection@outlook.com
PO BOX 663
MONA VALE NSW 1660
www.stratainspection.com.au
0423 098 648
ABN 21 165 059 683
STRATA INSPECTION
COMPLIANCE
FIRE SAFETY
Annual fire safety statement expires on 17/06/23.
The Strata Plan has received a fire safety order from Council and is in the process of a fire safety upgrade.
CHILD SAFETY WINDOW DEVICES
Records indicate the child safety window devices are installed.
LONG TERM CAPITAL WORKS FUND FORECAST
An extract of the Capital Works Fund Forecast (2020) is attached.
Proposed annual capital works fund levies are lower than the $72,000.00 suggested in the capital works fund
plan & the balance is lower than the balance of approximately $50,000.00 suggested at this point in time.
ASBESTOS REPORT
An extract of the Asbestos Register & Management Plan (2012) is attached.
It has identified 1 item likely to contain asbestos on the common property and has recommended control
measures for each item.
LOOSE-FILL ASBESTOS TESTING
An extract of the Ceiling Cavity Inspection Report (2017) is attached.
It noted 3 samples were taken and no asbestos was detected.
COMMON PROPERTY SAFETY REPORT
Not attainable.
PEST INSPECTION REPORT
Not attainable.
page 7
stratainspection@outlook.com
PO BOX 663
MONA VALE NSW 1660
www.stratainspection.com.au
0423 098 648
ABN 21 165 059 683
STRATA INSPECTION
BY-LAWS
STANDARD BY-LAWS
AR942829 Consolidation of By-Laws.
PROPOSED CHANGES TO BY-LAWS
None noted.
UNREGISTERED CHANGES TO BY-LAWS
None noted
CHANGES TO BY-LAWS
AR942829 Consolidation of By-Laws.
ANIMALS
page 8
stratainspection@outlook.com
PO BOX 663
MONA VALE NSW 1660
www.stratainspection.com.au
0423 098 648
ABN 21 165 059 683
STRATA INSPECTION
SMOKING
By-Law 9 to prohibit smoking applies.
STATE OF HARMONY IN THE BUILDING
Correspondence noted for breaching the following by-laws:
•
Hanging out of washing
ALTERATIONS/IMPROVEMENTS
Special By-law 1 – air conditioning including Lot 8.
page 9
stratainspection@outlook.com
PO BOX 663
MONA VALE NSW 1660
www.stratainspection.com.au
0423 098 648
ABN 21 165 059 683
STRATA INSPECTION
ATTACHMENTS
The following attachments for this report includes:
•
Important general information about strata record inspections
•
AR942829 Consolidation of By-Laws (as per contract)
•
Statement of Financial Position
•
Income & Expenditure – Current, Last Financial Year & Budget
•
Strata Roll
•
Owners Ledger
•
Certificate of Title
•
Insurance
•
Valuation
•
10 Year Capital Works Fund Forecast
•
Asbestos Report – Summary
•
Fire Safety Information
•
Correspondence
•
Quotes
•
Works updates
•
Minutes
•
Recently Completed Major Works
NOTE
Documents attached to this report may disclose building defects, proposed works, legal disputes, current and proposed
levies and special levies, attitude to keeping of animals, by-law changes and harmony within the complex. It is the
responsibility of the client to determine how this may affect the purchase.
We always recommend that a pre-purchase building inspection be completed prior to settlement. Matters contained in
this report may assist a building inspector to conduct a more thorough inspection.
page 10
stratainspection@outlook.com
PO BOX 663
MONA VALE NSW 1660
www.stratainspection.com.au
0423 098 648
ABN 21 165 059 683
STRATA INSPECTION
IMPORTANT GENERAL INFORMATION ABOUT STRATA RECORDS INSPECTIONS
Information contained in our report has been derived solely from the records available at the time of inspection. We
have not inspected the building and often have very little practical information about it. We may not, for instance, be
able to distinguish between a low maintenance building in good condition, and one where owners are not making a
record of maintenance requirements or building problems.
The Owners Corporation is required to keep Accounts, Minutes of Meetings and Correspondence records but there is
no external monitoring of this process. If an Owners Corporation fails to keep a full record of its activities, or fails to
keep them in an accessible manner, any inspection will be deficient.
Some Owners Corporations deliberately withhold information with the intention of misleading potential purchasers.
You should make your own observations of the building’s condition and you must make further enquiries if material in
this report seems inconsistent with your observations. You should, in any case, use the report as a starting point to ask
questions of the vendor and we always recommend informal discussions with people living or working in a building as
they may identify important matters not in the formal records.
Our inspection is normally confined to a single scheduled viewing of the written records. Strata management staff are
not obliged to be available for interview. Some management offices prohibit staff from providing verbal advice. Unless
specifically stated, we have not obtained any information other than from files provided by the Strata Manager.
Our primary goal is to identify items in the formal records which may materially affect the value of the unit to a
purchaser.
Our inspection has been conducted in a systematic manner. Strata Inspection use our own specially developed
computer software and are trained to conduct strata inspections.
Beyond inspection training, our Strata Inspector is a Licensed Real Estate Agent & Strata Manager with 12 years practical
knowledge. We are not Lawyers, Accountants, Auditors, Engineers, Fire Safety Experts, Builders, or Psychologists.
Inspectors have knowledge specifically useful to strata inspection, such as general familiarity with common report
formats and filing conventions. They tend to recognise the names and letterheads of regular expert professional advisers
but, they are not themselves experts.
Nothing in this report should be construed as legal advice. Where we refer to any legislation or other legal matter we
are providing general information only. This report is an adjunct to, not a substitute for, considered legal advice.
Unless otherwise stated this report relates to an inspection of Owners Corporation records to a maximum of 4 years
prior to the date of inspection.
Some or all of this report may have come from our archives. Some or all of this report may be used by us for current
and future clients.
page 11
stratainspection@outlook.com
PO BOX 663
MONA VALE NSW 1660
www.stratainspection.com.au
0423 098 648
ABN 21 165 059 683
STRATA INSPECTION
SECTION 182 COMPLIANCE
The Act contains several requirements in respect of the records kept with the strata roll. These requirements are based
upon manual record keeping procedures while strata managers use largely computer based records. Further, in our
experience, default in this area is of only technical interest. It has no implications for any purchase decision, nor does it
place the Owners Corporation at risk of prosecution. We do not separately report on Sec. 98 compliance.
INSURANCE
The Strata Schemes Management Act 2015 requires the Owners Corporation have:
1) Building insurance at least to the value of the building as determined by a valuation, which must be obtained at least
every 5 years. 2) Public Liability cover to a minimum of $10,000,000 and 3) Voluntary Workers insurance.
After 30 June 2008 employers paying less that $7,500pa wages in NSW are not required to carry Workers Compensation
insurance.
It should be noted the Owners Corporation insurance policies normally cover only risks associated with the common
property and not individual lots. It should be noted this can apply even where damage to property in an individual lot
results from a fault arising in the common property.
Owners and occupiers need to have adequate cover for their own contents and other risks.
FUND BALANCES
Fund balances are from information provided by the Strata Manager. This information has not been subject to any audit.
The Property Stock & Business Agents Act, and Strata Schemes Management Act between them make a number of
requirements in respect of accounts, accounting reports and funds held in trust for Owners Corporations. We have not
reviewed these requirements.
UNIT LEVIES
Levy information is provided by the Strata Manager at the date of inspection. It may be desirable to have the Strata
Manager provide a Section 109 Certificate prior to settlement to confirm any levies or other charges payable by the lot
owner.
LONG TERM SINKING FUND FORECAST
Regulations require Owners Corporations prepare a plan of anticipated major Sinking Fund expenditure for a 10 year
period. The forecast requires item-by-item assessment of major building elements and must be reviewed at each AGM.
It is to be adjusted, if necessary, at every fifth AGM and a new plan is to be prepared at the conclusion of the 10 years.
Most Owners Corporations seek professional assistance for these forecasts.
TAXATION
Owners Corporations are not normally considered a “non-profit” entity within the terms of the GST legislation so the
obligation to collect GST commences when total income exceeds $75,000. Income earned by the Owners Corporation
from sources such as rent is taxable in the hands of individual lot owners. We have made no review of the Owners
Corporation taxation obligations.
MINUTES & RECORDS
The Act requires notice of a forthcoming Strata Committee Meeting be distributed to all Owners not less than 72 hours
before the meeting and minutes distributed to all Owners within 7 days after the meeting. If the scheme is smaller than
100 Lots, and maintains a Notice Board, the notice and minutes may be displayed on that board. Minutes must be
displayed for a minimum of 14 days.
LITIGATION
The Act provides an Owners Corporation or Strata Committee must not seek legal advice or the provision of other legal
services, or initiate legal action, for which any payment may be required unless a resolution is passed at a General
Meeting of the Owners Corporation. There may be some exemptions provided in the Regulations.
page 12
stratainspection@outlook.com
PO BOX 663
MONA VALE NSW 1660
www.stratainspection.com.au
0423 098 648
ABN 21 165 059 683
STRATA INSPECTION
CHANGES TO BY-LAWS
Changes to By-laws require the passing of a Special Resolution at a General Meeting. The Act then allows six months for
the new By-law to be registered at the Titles Office. Part of our inspection includes a search for By-laws that may not
yet be registered.
NOTICES AND ORDERS
We recommend as a standard enquiry the Local Council, Sydney Water and other relevant bodies be contacted to
ascertain if there are outstanding Notices or Orders against the Owners Corporation.
HOME BUILDING COMPENSATION FUND
The Home Building Act 1989 & Home Building Regulation 2014 applies to building work on residential properties.
A home owner, or subsequent purchaser, can lodge with or notify an insurer of a claim under their insurance policy if
there is a loss as a result of a builder, tradesperson, developer or owner-builder (as the case may be) failing to
complete or commence work and/or failing to rectify defective work. This only applies if the home owner can neither
recover the financial loss nor have the work rectified or completed.
It is important for home owners to safeguard their position under an insurance policy. When a home owner becomes
aware of defective or incomplete work, they must immediately notify the insurer approved under the Home Building
Compensation Fund. This must be in writing and give necessary information on the nature and circumstance of the
loss.
A general exemption to construction of a new multi-storey residential building does not require insurance cover under
the Home Building Compensation Fund. To be exempt from insurance requirements, a multi-storey building is a
building that:
• has a rise of more than three storeys, and
• contains two or more separate dwellings.
OCCUPATIONAL HEALTH AND SAFETY ACT
The common property of many residential buildings may be included under the definition of workplace. This means the
Owners Corporation, it’s committee and strata managers, are obliged to ensure the property complies with the “safe
workplace” requirements of the legislation.
Compliance with the legislation is compulsory. Any purchaser of a strata title property needs to be aware the safety of
the common property requires the ongoing attention of every Owners Corporation.
SERVICE & MAINTENANCE AGREEMENTS
No examination has been made of any service or maintenance or other agreements entered into by the Owners
Corporation and they are not covered by this report.
LEGISLATION AND GOVERNMENT
The Strata Schemes Management Act and Regulations can be viewed in their complete form at Australasian Legal
Information Institute website at www.austlii.edu.au. We have quick links on our website www.stratainspection.com.au
The Office of Fair Trading has several “plain language” publications discussing various aspects of strata living, including
the management of disputes. These can be seen at www.fairtrading.nsw.gov.au
PROFESSIONAL INDEMNITY INSURANCE
Strata Inspection carries Professional Indemnity Insurance Policy Number LPS013921467/0799 underwritten by AAI
Limited (ABN 48 005 297 807) trading as Vero Insurance with a limit of $1,000,000 on any one claim.
LIMIT OF LIABILITY
This report is provided exclusively for the use of the person to whom it is addressed or, where has been provided by
phone or internet order, the person whose name appears on the invoice. No other person or corporation has any
authority to make use of any or all of this report. This report supersedes any other report, verbal or written, given in
respect of the property.
page 13
stratainspection@outlook.com
PO BOX 663
MONA VALE NSW 1660
www.stratainspection.com.au
0423 098 648
ABN 21 165 059 683
Strata Excellence
Level 21, 133 Castlereagh Street SYDNEY NSW 2000
Ph: 1300 16 16 37
ABN: 59614981207
Email: admin@strataexcellence.com.au
Printed: 10/10/2022 03:35 pm
User: Gary Jennings
Page 1
Balance Sheet - S/Plan 5187
14 GRAYLIND CLOSE, COLLAROY, NSW 2097
For the Financial Period 01/07/2021 to 10/10/2022
Administrative
Capital Works
TOTAL
THIS
YEAR
$34,483.61
$28,271.91
$62,755.52
Levies Receivable
$33.00
$43.72
$76.72
Others Receivable
$240.00
$0.00
$240.00
$8,558.75
$4,291.69
$12,850.44
$43,315.36
$32,607.32
$75,922.68
Assets
Cash At Bank
5187
Macquarie Bank BSB: 182-222 Acc No: 256721747
GST
Total Assets
Liabilities
Accounts Payable
$244.20
$0.00
$244.20
Accounts Payable (GST Free)
$1,280.00
$0.00
$1,280.00
BAS Clearing
$(298.41)
$239.23
$(59.18)
Paid in Advance
$5,477.02
$1,542.98
$7,020.00
Total Liabilities
$6,702.81
$1,782.21
$8,485.02
Net Assets
$36,612.55
$30,825.11
$67,437.66
Owners Funds
Opening Balance
$(8,135.75)
$54,161.64
$46,025.89
Net Income For The Period
$44,748.30
$(23,336.53)
$21,411.77
$36,612.55
$30,825.11
$67,437.66
Total Owners Funds
Powered by TCPDF (www.tcpdf.org)
Strata Excellence
Level 21, 133 Castlereagh Street SYDNEY NSW 2000
Ph: 1300 16 16 37
ABN: 59614981207
Email: admin@strataexcellence.com.au
Printed: 10/10/2022 03:35 pm
User: Gary Jennings
Page 2
Income and Expenditure Statement - S/Plan 5187
14 GRAYLIND CLOSE, COLLAROY, NSW 2097
For the Financial Period 01/07/2021 to 10/10/2022
Administrative Fund
TOTAL
THIS
YEAR
This Year
Budget
Last Year
Actual
$0.00
$0.00
$273.90
Income
Information Certificate
Interest on Overdues
Levy Income
Sale sign bond
$116.70
$0.00
$154.96
$48,973.64
$42,930.00
$35,908.95
$500.00
$0.00
$0.00
$227,275.88
$0.00
$82,041.20
Status Certificate Fees Income
$119.90
$0.00
$0.00
Strata Inspection Fees Income
$65.10
$0.00
$0.00
$277,051.22
$42,930.00
$118,379.01
$1,320.58
$1,300.00
$1,364.17
$768.36
$440.00
$601.10
$69.09
$90.00
$65.40
Special Levy IncomeA
Total Administrative Fund Income
Expenses
Administration Costs
Audit and Accountancy
Bank Charges
Cleaning carpet
$630.00
$0.00
$0.00
Compliance
$0.00
$0.00
$110.00
Consultancy
$760.00
$0.00
$0.00
$92,385.00
$0.00
$66,380.60
$0.00
$0.00
$34.10
Insurance Premium
$11,285.26
$12,500.00
$11,356.74
Insurance Valuation
$0.00
$500.00
$350.00
Fire Order
Information Certificate
Legal Fees
$21,273.71
$0.00
$845.14
Maint Bldg - Cleaning
$10,623.00
$8,500.00
$8,151.00
$0.00
$0.00
$7,002.89
$681.98
$500.00
$808.29
Maint Bldg - Consultants
Maint Bldg - Electrical
Maint Bldg - Fire Equipment
$1,133.94
$850.00
$125.40
Maint Bldg - Gardening
$3,735.00
$2,200.00
$2,025.00
Maint Bldg - General Repairs
$1,511.43
$1,000.00
$34,678.50
Maint Bldg - Locks
$0.00
$0.00
$170.01
Maint Bldg - Pest control
$0.00
$400.00
$0.00
Maint Bldg - Plumbing / Drainage
$2,268.00
$1,000.00
$962.50
Management Fee
$2,768.42
$2,650.00
$2,420.04
$15,312.02
$6,000.00
$11,774.29
$0.00
$50.00
$40.00
Management Fee - Schedule B
Photocopying & Postage
Registration, License & Permit Fees
Special Levy
Status Certificate Fees Paid
$326.36
$0.00
$0.00
$59,892.55
$0.00
$0.00
$0.00
$0.00
$239.80
Strata Excellence
Level 21, 133 Castlereagh Street SYDNEY NSW 2000
Ph: 1300 16 16 37
ABN: 59614981207
Email: admin@strataexcellence.com.au
Printed: 10/10/2022 03:35 pm
User: Gary Jennings
Page 3
Income and Expenditure Statement - S/Plan 5187
14 GRAYLIND CLOSE, COLLAROY, NSW 2097
For the Financial Period 01/07/2021 to 10/10/2022
Administrative Fund
Strata Inspection Fees Paid
Sundry Expenses
Utilities - Electricity
TOTAL
THIS
YEAR
This Year
Budget
Last Year
Actual
$31.00
$0.00
$0.00
$368.05
$0.00
$0.00
$914.64
$1,350.00
$1,016.66
$4,244.53
$3,600.00
$3,432.72
Total Administrative Fund Expenses
$232,302.92
$42,930.00
$153,954.35
Administrative Fund Surplus/Deficit
$44,748.30
$0.00
$(35,575.34)
Utilities - Water & Sewerage
Strata Excellence
Level 21, 133 Castlereagh Street SYDNEY NSW 2000
Ph: 1300 16 16 37
ABN: 59614981207
Email: admin@strataexcellence.com.au
Printed: 10/10/2022 03:35 pm
User: Gary Jennings
Page 4
Income and Expenditure Statement - S/Plan 5187
14 GRAYLIND CLOSE, COLLAROY, NSW 2097
For the Financial Period 01/07/2021 to 10/10/2022
Capital Works Fund
TOTAL
THIS
YEAR
This Year
Budget
Last Year
Actual
$102.61
$0.00
$174.88
$42,201.87
$35,594.00
$35,464.89
$42,304.48
$35,594.00
$35,639.77
Income
Interest on Overdues
Levy Income
Total Capital Works Fund Income
Expenses
Capital Works
Consultant
Electrical
Gutters
Legal Fees
$35,594.00
$0.00
$0.00
$4,902.50
$0.00
$0.00
$2,848.95
$645.00
$0.00
$0.00
$26,584.75
$0.00
$0.00
Maint Bldg - Doors & Windows
$0.00
$0.00
$1,232.00
Maint Bldg - Gardening
$0.00
$0.00
$3,105.00
Maint Bldy - Carpets
$0.00
$0.00
$2,086.90
Plumbing Drainage
Powered by TCPDF (www.tcpdf.org)
$0.00
$33,701.26
$0.00
$0.00
$2,241.80
Repairs & Maintenance
$4,710.00
$0.00
$4,598.00
Total Capital Works Fund Expenses
$65,641.01
$35,594.00
$21,015.15
Capital Works Fund Surplus/Deficit
$(23,336.53)
$0.00
$14,624.62
Strata Excellence
Level 21, 133 Castlereagh Street SYDNEY NSW 2000
Ph: 1300 16 16 37
ABN: 59614981207
Email: admin@strataexcellence.com.au
Printed: 10/10/2022 03:35 pm
User: Gary Jennings
Page 5
Lot Positions Report - S/Plan 5187
14 GRAYLIND CLOSE, COLLAROY, NSW 2097
For the Financial Period 01/07/2021 to 10/10/2022
Administrative Fund
Lot#
Unit#
1
1
Owner Name
Jacqueline Le Vieux and Kris
Opening
Balance
$820.87
Levied
Special Levy
Paid
CR
$4,399.55
$22,481.87
$26,027.55
Closing
Balance
$33.00
$842.87
CR
$4,912.55
$23,363.08
$27,432.76
$0.00
Interest Paid
$11.23
Leon Wim Vandenbroucke
2
2
Amanda Louise Buckley & Michael
$0.00
David Williams
3
3
Trudi Cassin
$25,354.97
CR
$5,145.80
$24,472.09
$6,212.27
$1,949.35
CR
$0.00
4
4
Mario Falvo
$22,597.35
CR
$4,586.20
$21,810.47
$4,749.15
$949.83
CR
$0.00
5
5
Michael Fronzek
$0.00
$5,145.80
$24,472.09
$29,617.89
$0.00
6
6
Melissa Valentine and Tony Wayne
$0.00
$4,399.55
$20,923.27
$27,900.66
$2,577.84
$4,456.55
$21,194.36
$24,886.28
$0.00
$41.97
$1,993.91
$4,363.45
$20,849.75
$27,207.11
$0.00
$17.23
$0.00
$4,912.55
$23,363.08
$28,275.63
$0.00
$8.64
$0.00
CR
$0.00
Valentine
7
7
Gregg Z Goldin & Tara R A
$764.63
CR
Cheesman
8
8
James Hardaker
9
9
Geoffrey John Copeland
10
10
Angela Maria Trimboli
11
11
Simon Kucelj & Rebecca Casey
Administrative Fund Totals
$786.88
CR
$4,586.20
$21,810.47
$25,609.79
$0.00
$0.00
$24,205.95
CR
$4,912.55
$23,396.08
$4,102.68
$0.00
$37.63
$51,820.75
$248,136.61
$232,021.77
$-5,444.02
$116.70
Administrative Fund Arrears
Administrative Fund Advances
$33.00
$5,477.02
$-73,379.61
Strata Excellence
Level 21, 133 Castlereagh Street SYDNEY NSW 2000
Ph: 1300 16 16 37
ABN: 59614981207
Email: admin@strataexcellence.com.au
Printed: 10/10/2022 03:35 pm
User: Gary Jennings
Page 6
Lot Positions Report - S/Plan 5187
14 GRAYLIND CLOSE, COLLAROY, NSW 2097
For the Financial Period 01/07/2021 to 10/10/2022
Capital Works Fund
Lot#
Unit#
1
1
Owner Name
Jacqueline Le Vieux and Kris
Opening
Balance
$755.48
Levied
Special Levy
Paid
CR
$3,777.40
$0.00
$3,001.38
Closing
Balance
$20.54
$843.58
CR
$4,217.90
$0.00
$3,374.32
$0.00
Interest Paid
$9.31
Leon Wim Vandenbroucke
2
2
Amanda Louise Buckley & Michael
$0.00
David Williams
3
3
Trudi Cassin
$883.62
CR
$4,418.10
$0.00
$3,534.48
$0.00
4
4
Mario Falvo
$787.52
CR
$3,937.60
$0.00
$3,937.60
$787.52
$0.00
5
5
Michael Fronzek
$0.00
$4,418.10
$0.00
$4,418.10
$0.00
6
6
Melissa Valentine and Tony Wayne
$0.00
$3,777.40
$0.00
$4,532.86
$755.46
$3,826.35
$0.00
$3,059.21
$1.87
$34.83
$749.25
$3,746.25
$0.00
$4,493.64
$1.86
$19.41
$0.00
$4,217.90
$0.00
$4,202.10
$15.80
$7.16
CR
$0.00
$0.00
CR
$0.00
Valentine
7
7
Gregg Z Goldin & Tara R A
$765.27
CR
Cheesman
8
8
James Hardaker
9
9
Geoffrey John Copeland
10
10
Angela Maria Trimboli
$787.52
CR
$3,937.60
$0.00
$3,150.08
$0.00
$0.00
11
11
Simon Kucelj & Rebecca Casey
$843.58
CR
$4,217.90
$0.00
$3,370.67
$3.65
$31.90
$44,492.50
$0.00
$41,074.44
$-1,499.26
$102.61
Capital Works Fund Arrears
Capital Works Fund Advances
$43.72
$1,542.98
Capital Works Fund Totals
Powered by TCPDF (www.tcpdf.org)
$-4,917.32
Strata Excellence
Level 21, 133 Castlereagh Street SYDNEY NSW 2000
Ph: 1300 16 16 37
ABN: 59614981207
Email: admin@strataexcellence.com.au
Printed: 19/10/2022 11:34 am
User: Gary Jennings
Page 1
Balance Sheet - S/Plan 5187
14 GRAYLIND CLOSE, COLLAROY, NSW 2097
For the Financial Period 01/07/2021 to 30/06/2022
FINAL
Administrative
Capital Works
TOTAL
THIS
YEAR
$121,333.02
$69,098.01
$190,431.03
Levies Receivable
$3.65
$1.81
$5.46
Others Receivable
$240.00
$0.00
$240.00
$121,576.67
$69,099.82
$190,676.49
$1,713.78
$0.00
$1,713.78
Assets
Cash At Bank
5187
Macquarie Bank BSB: 182-222 Acc No: 256721747
Total Assets
Liabilities
Accounts Payable
BAS Clearing
$(890.23)
$239.23
$(651.00)
Paid in Advance
$6,816.48
$4,033.60
$10,850.08
Total Liabilities
$7,640.03
$4,272.83
$11,912.86
Net Assets
$113,936.64
$64,826.99
$178,763.63
Owners Funds
Opening Balance
Net Income For The Period
Total Owners Funds
Powered by TCPDF (www.tcpdf.org)
$(8,135.75)
$54,161.64
$46,025.89
$122,072.39
$10,665.35
$132,737.74
$113,936.64
$64,826.99
$178,763.63
Strata Excellence
Level 21, 133 Castlereagh Street SYDNEY NSW 2000
Ph: 1300 16 16 37
ABN: 59614981207
Email: admin@strataexcellence.com.au
Printed: 19/10/2022 11:34 am
User: Gary Jennings
Page 2
Income and Expenditure Statement - S/Plan 5187
14 GRAYLIND CLOSE, COLLAROY, NSW 2097
For the Financial Period 01/07/2021 to 30/06/2022
FINAL
Administrative Fund
TOTAL
THIS
YEAR
This Year
Budget
Last Year
Actual
$0.00
$0.00
$273.90
Income
Information Certificate
Interest on Overdues
Levy Income
Sale sign bond
$96.83
$0.00
$154.96
$38,241.24
$42,930.00
$35,908.95
$500.00
$0.00
$0.00
$227,275.88
$0.00
$82,041.20
Status Certificate Fees Income
$119.90
$0.00
$0.00
Strata Inspection Fees Income
$34.10
$0.00
$0.00
$266,267.95
$42,930.00
$118,379.01
$1,052.27
$1,300.00
$1,364.17
$708.36
$440.00
$601.10
$57.89
$90.00
$65.40
Special Levy IncomeA
Total Administrative Fund Income
Expenses
Administration Costs
Audit and Accountancy
Bank Charges
Cleaning carpet
$630.00
$0.00
$0.00
Compliance
$0.00
$0.00
$110.00
Consultancy
$760.00
$0.00
$0.00
$92,385.00
$0.00
$66,380.60
$0.00
$0.00
$34.10
Insurance Premium
$11,285.26
$12,500.00
$11,356.74
Insurance Valuation
$0.00
$500.00
$350.00
Fire Order
Information Certificate
Legal Fees
$3,932.44
$0.00
$845.14
Maint Bldg - Cleaning
$8,373.00
$8,500.00
$8,151.00
$0.00
$0.00
$7,002.89
$459.98
$500.00
$808.29
Maint Bldg - Consultants
Maint Bldg - Electrical
Maint Bldg - Fire Equipment
$868.00
$850.00
$125.40
Maint Bldg - Gardening
$2,275.00
$2,200.00
$2,025.00
Maint Bldg - General Repairs
$1,371.03
$1,000.00
$34,678.50
Maint Bldg - Locks
$0.00
$0.00
$170.01
Maint Bldg - Pest control
$0.00
$400.00
$0.00
Maint Bldg - Plumbing / Drainage
$2,268.00
$1,000.00
$962.50
Management Fee
$2,218.40
$2,650.00
$2,420.04
$11,246.60
$6,000.00
$11,774.29
$0.00
$50.00
$40.00
Status Certificate Fees Paid
$0.00
$0.00
$239.80
Strata Inspection Fees Paid
$31.00
$0.00
$0.00
Sundry Expenses
$82.23
$0.00
$0.00
Management Fee - Schedule B
Photocopying & Postage
Strata Excellence
Level 21, 133 Castlereagh Street SYDNEY NSW 2000
Ph: 1300 16 16 37
ABN: 59614981207
Email: admin@strataexcellence.com.au
Printed: 19/10/2022 11:34 am
User: Gary Jennings
Page 3
Income and Expenditure Statement - S/Plan 5187
14 GRAYLIND CLOSE, COLLAROY, NSW 2097
For the Financial Period 01/07/2021 to 30/06/2022
FINAL
Administrative Fund
Utilities - Electricity
TOTAL
THIS
YEAR
This Year
Budget
Last Year
Actual
$732.12
$1,350.00
$1,016.66
$3,458.98
$3,600.00
$3,432.72
Total Administrative Fund Expenses
$144,195.56
$42,930.00
$153,954.35
Administrative Fund Surplus/Deficit
$122,072.39
$0.00
$(35,575.34)
Utilities - Water & Sewerage
Strata Excellence
Level 21, 133 Castlereagh Street SYDNEY NSW 2000
Ph: 1300 16 16 37
ABN: 59614981207
Email: admin@strataexcellence.com.au
Printed: 19/10/2022 11:34 am
User: Gary Jennings
Page 4
Income and Expenditure Statement - S/Plan 5187
14 GRAYLIND CLOSE, COLLAROY, NSW 2097
For the Financial Period 01/07/2021 to 30/06/2022
FINAL
Capital Works Fund
TOTAL
THIS
YEAR
This Year
Budget
Last Year
Actual
$86.09
$0.00
$174.88
$33,303.37
$35,594.00
$35,464.89
$33,389.46
$35,594.00
$35,639.77
Income
Interest on Overdues
Levy Income
Total Capital Works Fund Income
Expenses
Capital Works
Consultant
Electrical
Gutters
Legal Fees
$35,594.00
$0.00
$0.00
$4,902.50
$0.00
$0.00
$2,848.95
$645.00
$0.00
$0.00
$3,458.61
$0.00
$0.00
Maint Bldg - Doors & Windows
$0.00
$0.00
$1,232.00
Maint Bldg - Gardening
$0.00
$0.00
$3,105.00
Maint Bldy - Carpets
$0.00
$0.00
$2,086.90
Plumbing Drainage
Powered by TCPDF (www.tcpdf.org)
$0.00
$13,910.50
$0.00
$0.00
$2,241.80
Repairs & Maintenance
$4,710.00
$0.00
$4,598.00
Total Capital Works Fund Expenses
$22,724.11
$35,594.00
$21,015.15
Capital Works Fund Surplus/Deficit
$10,665.35
$0.00
$14,624.62
Strata Excellence
Level 21, 133 Castlereagh Street SYDNEY NSW 2000
Ph: 1300 16 16 37
ABN: 59614981207
Email: admin@strataexcellence.com.au
Printed: 10/10/2022 03:37 pm
User: Gary Jennings
Page 1
Strata Roll of Owners for Strata Plan Number 5187
Owner Page
S/Plan: 5187
Building Address: 14 Graylind Close
Suburb: COLLAROY
Building Name:
GST: Yes
Lot: 8
Units of Entitlement: 842 / 10000
Owner Name: James Hardaker
Salutation:
Units: 11
State: NSW
ABN: 37057853177
Manager: Gary Jennings
Unit: 8
Last Settled: 05/03/2001
Phone:
Fax:
Mobile: 0428294361
Email: prox@optusnet.com.au
Owner Address: 8/14 Graylind Close
COLLAROY NSW 2097
(prox@optusnet.com.au)
Levy Notice Name: James Hardaker
Levy Notice Address:
Deliver by: Email
8/14 Graylind Close
COLLAROY NSW 2097
(prox@optusnet.com.au)
Address for Meeting Notices:
Deliver by: Email
8/14 Graylind Close
COLLAROY NSW 2097
(prox@optusnet.com.au)
Address for Correspondence:
Lots: 11
Post Code: 2097
Deliver by: Email
8/14 Graylind Close
COLLAROY NSW 2097
(prox@optusnet.com.au)
Full Name:
Residence Address: 8/14 Graylind Close
COLLAROY NSW 2097
Schedules: Contribution Schedule (842/10000).
Managing Agent Details
No managing agent assigned.
Strata Excellence
Level 21, 133 Castlereagh Street SYDNEY NSW 2000
Ph: 1300 16 16 37
ABN: 59614981207
Email: admin@strataexcellence.com.au
Printed: 10/10/2022 03:37 pm
User: Gary Jennings
Page 2
Strata Roll of Owners for Strata Plan Number 5187
Owner Page
S/Plan: 5187
Building Address: 14 Graylind Close
Suburb: COLLAROY
Building Name:
GST: Yes
Units: 11
State: NSW
ABN: 37057853177
Manager: Gary Jennings
Lots: 11
Post Code: 2097
Tenancy Details
Tenant Name:
Salutation:
Phone 1:
Email:
Contact Name:
Phone 2:
Mobile:
Start Date:
Expiry Date:
Notes:
Nominees
This lot has no nominees listed.
Mortgagees
This lot has no mortgagees listed.
Past Owners
This lot has no past owners listed.
Powered by TCPDF (www.tcpdf.org)
Strata Excellence
Level 21, 133 Castlereagh Street SYDNEY NSW 2000
Ph: 1300 16 16 37
ABN: 59614981207
Email: admin@strataexcellence.com.au
Printed: 10/10/2022 03:36 pm
User: Gary Jennings
Page 1
OWNER LEDGER from 01/08/21 to 10/10/22
Contribution Schedule
S/Plan: 5187
Building Address: 14 Graylind Close
:
Suburb: COLLAROY
Building Name: 14 Graylind Close
GST?: Yes
Lot 8
Date
Unit 8
Ref
01/08/21
05/08/21
Units: 11
State: NSW Post Code: 2097
ABN: 37057853177
Manager: Gary Jennings
James Hardaker
Details
Opening Balance
318
Lots: 11
Debit
$24,991.81
319
05/08/21
320
05/08/21
321
18/08/21
Balance
$24,991.81 DR
$1,497.90
Receipt; Standard Levy Contribution Schedule for 01/04/2021 to
30/06/2021
Levy Ref# 174
Interest Paid
05/08/21
Credit
$23,493.91 DR
$51.70
$1,080.26
$22,413.65 DR
$33.00
$22,380.65 DR
$90.69
$22,289.96 DR
223
Receipt; Special levy stagw 1 fire order works $81,004.00 inc
GST
Levy Ref# 199
Receipt; Charge for arrears notice dated 22/04/2021
Levy Ref# 206
Receipt; Charge for legal notice dated 25/05/2021
Levy Ref# 210
Charge for arrears notice dated 18/08/2021
$33.00
$22,322.96 DR
06/09/21
225
Charge for final notice dated 06/09/2021
$66.00
$22,388.96 DR
23/09/21
326
Receipt; Standard Levy Contribution Schedule for 01/07/2021 to
30/09/2021
Levy Ref# 175
23/09/21
327
23/09/21
328
06/10/21
332
06/10/21
330
$921.47
Interest Paid
$34.47
Receipt; Charge for legal notice dated 25/05/2021
Levy Ref# 210
Receipt; Charge for arrears notice dated 25/06/2021
Levy Ref# 222
Receipt; Special Levy stages 2 & 3 Fire Order
Levy Ref# 218
Receipt; Standard Levy Contribution Schedule for 01/07/2021 to
30/09/2021
Levy Ref# 175
$8.31
$21,459.18 DR
$33.00
$21,426.18 DR
$509.73
$20,916.45 DR
$88.91
$20,827.54 DR
Interest Paid
06/10/21
331
07/10/21
333
11/10/21
335
11/10/21
334
11/10/21
336
$21,467.49 DR
Receipt; Standard Levy Contribution Schedule for 01/07/2021 to
30/09/2021
Levy Ref# 175
Receipt; Special Levy stages 2 & 3 Fire Order
Levy Ref# 218
TRF: Special Levy stages 2 & 3 Fire Order
Levy Ref# 218
TRF: Special Levy stages 2 & 3 Fire Order
Levy Ref# 218
Receipt; Transfer to credit
$2.06
$487.52
$20,340.02 DR
$500.00
$19,840.02 DR
$500.00
$20,340.02 DR
$509.73
$20,849.75 DR
$1,009.73
$19,840.02 DR
Strata Excellence
Level 21, 133 Castlereagh Street SYDNEY NSW 2000
Ph: 1300 16 16 37
ABN: 59614981207
Email: admin@strataexcellence.com.au
Printed: 10/10/2022 03:36 pm
User: Gary Jennings
Page 2
OWNER LEDGER from 01/08/21 to 10/10/22
Contribution Schedule
S/Plan: 5187
Building Address: 14 Graylind Close
:
Suburb: COLLAROY
Building Name: 14 Graylind Close
GST?: Yes
Lot 8
Unit 8
Units: 11
State: NSW Post Code: 2097
ABN: 37057853177
Manager: Gary Jennings
James Hardaker (Continued)
Date
Ref
Details
11/10/21
337
TRF: Standard Levy Contribution Schedule for 01/04/2021 to
30/06/2021
Levy Ref# 174
Interest Paid
11/10/21
338
Receipt; Transfer to credit
11/10/21
342
Receipt; Transfer from credit
11/10/21
339
11/10/21
340
11/10/21
341
11/10/21
343
11/10/21
344
TRF: Standard Levy Contribution Schedule for 01/04/2021 to
30/06/2021
Levy Ref# 174
TRF: Charge for arrears notice dated 18/08/2021
Levy Ref# 223
TRF: Charge for final notice dated 06/09/2021
Levy Ref# 225
TRF: Special Levy stages 2 & 3 Fire Order
Levy Ref# 218
Receipt; Transfer from credit
05/11/21
349
05/11/21
348
10/11/21
350
10/11/21
351
10/11/21
352
10/11/21
353
16/11/21
254
30/12/21
365
Receipt; Standard Levy Contribution Schedule for 01/10/2021 to
31/12/2021
Levy Ref# 254
Receipt; Special Levy stages 2 & 3 Fire Order
Levy Ref# 218
TRF: Standard Levy Contribution Schedule for 01/10/2021 to
31/12/2021
Levy Ref# 254
Receipt; Transfer to credit
TRF: Standard Levy Contribution Schedule for 01/10/2021 to
31/12/2021
Levy Ref# 254
Receipt; Transfer from credit
Standard Levy Contribution Schedule
From: 01/10/2021 To: 31/12/2021
Receipt; Standard Levy Contribution Schedule for 01/10/2021 to
31/12/2021
Levy Ref# 254
Interest Paid
30/12/21
366
Lots: 11
Receipt; Standard Levy Contribution Schedule for 01/01/2022 to
31/03/2022
Levy Ref# 255
Debit
Credit
$1,497.90
Balance
$21,337.92 DR
$51.70
$1,549.60
$1,596.90
$19,788.32 DR
$21,385.22 DR
$1,497.90
$19,887.32 DR
$33.00
$19,854.32 DR
$66.00
$19,788.32 DR
$962.43
$18,825.89 DR
$962.43
$19,788.32 DR
$1,651.20
$18,137.12 DR
$19,788.32
$1,651.20 CR
$1,651.20
$0.00 CR
$1,651.20
$1,651.20 CR
$1,651.20
$3,302.40 CR
$1,651.20
$1,651.20 CR
$1,652.95
$1.75 DR
$1.75
$0.00 CR
$0.02
$1,651.18
$1,651.18 CR
Strata Excellence
Level 21, 133 Castlereagh Street SYDNEY NSW 2000
Ph: 1300 16 16 37
ABN: 59614981207
Email: admin@strataexcellence.com.au
Printed: 10/10/2022 03:36 pm
User: Gary Jennings
Page 3
OWNER LEDGER from 01/08/21 to 10/10/22
Contribution Schedule
S/Plan: 5187
Building Address: 14 Graylind Close
:
Suburb: COLLAROY
Building Name: 14 Graylind Close
GST?: Yes
Lot 8
Unit 8
Units: 11
Lots: 11
State: NSW Post Code: 2097
ABN: 37057853177
Manager: Gary Jennings
James Hardaker (Continued)
Date
Ref
Details
01/01/22
255
01/04/22
256
01/04/22
382
01/04/22
381
Standard Levy Contribution Schedule
From: 01/01/2022 To: 31/03/2022
Standard Levy Contribution Schedule
From: 01/04/2022 To: 30/06/2022
Receipt; Standard Levy Contribution Schedule for 01/04/2022 to
30/06/2022
Levy Ref# 256
Receipt; Standard Levy Contribution Schedule for 01/01/2022 to
31/03/2022
Levy Ref# 255
Debit
257
Standard Levy Contribution Schedule
From: 01/07/2022 To: 30/09/2022
Interest Due
04/07/22
398
$1.77 DR
$1,652.95
$1,654.72 DR
399
Total Balance
Powered by TCPDF (www.tcpdf.org)
$1.77
$1.81 DR
$1,654.76 DR
$0.05
$1.81
$1,652.95 DR
$0.05
Receipt; Standard Levy Contribution Schedule for 01/07/2022 to
30/09/2022
Levy Ref# 257
Interest Due
$3.58 DR
$1,652.95
Receipt; Standard Levy Contribution Schedule for 01/04/2022 to
30/06/2022
Levy Ref# 256
Closing Balance
$1,651.14
$0.04
Interest Paid
04/07/22
Balance
$1,652.95
Interest Paid
01/07/22
Credit
$40,071.97
$1,651.09
$1.86 DR
$40,070.11
$1.86 DR
$0.05
$40,072.02
$0.05 DR
$40,070.11
$1.91 DR
Level 29, Chifley Tower, 2 Chifley Square, Sydney NSW 2000
PO Box 6542 Norwest NSW 2153
Tel: 1300 880 494
E-mail: crmstrata@crmbrokers.com.au
Tax Invoice
Renewal
Date:
15/02/22
Our Reference:
18100007
Invoice Number:
INSURED:
Strata Plan 5187
ADDRESS:
C/- Strata Excellence
Level 21, 133 Castlereagh Street
Sydney NSW 2000
INSURED WITH:
QBE Insurance (Australia) Limited
POLICY NUMBER:
840469
INSURANCE CLASS:
Strata Plan Residential
PERIOD OF COVER:
15/02/22 to 15/02/23 At 4pm Local Time
COVERING:
14 Graylind Close, Collaroy NSW 2097
YOUR CONTACT:
Erin Chong
EXPIRING:
I82318
15/02/23
SIGNED: ________________________________
Premium
Fire/SES Levy*
Stamp Duty
Policy Fee
Brokers Fee
GST
DEBITED TO:
Strata Plan 5187
C/- Strata Excellence
Level 21, 133 Castlereagh Street
Sydney NSW 2000
TOTAL DUE
6,828.35
893.21
764.45
105.00
2,694.25
1,052.10
12,337.36
(exc credit card fee)
Credit Card Fee (inc GST) is
*Note:
$134.48
Fire Levy for risks in NSW contains the
State Emergency Services contribution.
Please forward your Remittance within 14 days to ensure continuity of cover.
Remittance Advice
Client:
0STRA4100
Our Reference:
18100007
Invoice:
Please return this advice together with your payment to:
Banking Details:
BSB: 062 279 Account: 10186074
I82318
Amount:
12,337.36
crmmelj
CRM Brokers Pty Ltd
PO Box 6542 Norwest 2153
ACN 088 887 138
ABN 68 088 887 138
AFS Licence 246622
Level 29, Chifley Tower, 2 Chifley Square, Sydney NSW 2000
PO Box 6542 Norwest NSW 2153
Tel: 1300 880 494
E-mail: crmstrata@crmbrokers.com.au
SCHEDULE OF COVER
Strata Plan Residential
Our Reference 18100007
INSURED
Strata Plan 5187
DESCRIPTION OF OPERATIONS
Residential Strata Insurance
PERIOD OF INSURANCE
15/02/22 to 15/02/23 At 4pm Local Time
PROPERTY INSURED
14 Graylind Close, Collaroy NSW 2097
PERILS INSURED
CONFIRMATION OF INSURANCE
POLICY 1
INSURED PROPERTY (Building)
Loss of Rent/Temp Accommodation (15.0%)
INSURED PROPERTY (Common Area Contents)
FLOOD
Paint Cover
$
$
$
7,225,000
1,083,750
72,250
INCLUDED
INCLUDED
POLICY 2
PUBLIC OR LEGAL LIABILITY
$
30,000,000
POLICY 3
VOLUNTARY WORKERS
$200,000/2,000
POLICY 4
WORKERS COMPENSATION (NSW, ACT, TAS & WA ONLY)
NOT AVAILABLE
POLICY 5
FIDELITY GUARANTEE
$
250,000
POLICY 6
OFFICE BEARERS LIABILITY
$
5,000,000
POLICY 7
MACHINERY BREAKDOWN
Loss of Rent/Temp Accommodation (20%)
NOT SELECTED
NOT SELECTED
POLICY 8
CATASTROPHE INSURANCE (Insured Property)
Extended cover - Rent/Temp Accommodation (15%)
Escalation in Cost of Temp Accommodation (5%)
Cost of Storage and Evacuation (5%)
NOT
NOT
NOT
NOT
POLICY 9
Government Audit Costs
Appeal Expenses - common property health and
safety breaches
Legal Defence Expenses
SELECTED
SELECTED
SELECTED
SELECTED
25,000
$
$
100,000
50,000
LOT OWNER'S FIXTURES AND IMPROVEMENTS (per lot) $
250,000
POLICY 10
$
IMPORTANT INFORMATION
IF WAGES PAID BY THE STRATA PLAN ARE GREATER THAN $7,500 CAN YOU PLEASE
CONFIRM TO OUR OFFICE ASAP AND WE WILL ARRANGE COVER FOR WORKERS
COMPENSATION POLICY
SUM INSURED
Refer to Perils Insured
EXCESS
G05, 25 Solent Circuit
Norwest NSW 2153
Level 8 / 350 Collins St
Melbourne Vic 3000
CRM Brokers Pty Ltd ACN 088 887 138
ABN 68 088 887 138
AFS Licence 246622
Level 29, Chifley Tower, 2 Chifley Square, Sydney NSW 2000
PO Box 6542 Norwest NSW 2153
Tel: 1300 880 494
E-mail: crmstrata@crmbrokers.com.au
Policy 1.Insured Property
Standard: $1,000
Other excesses payable are shown in the Policy Wording.
Policy 9.
Legal Defence Expenses $1,000
GEOGRAPHIC LIMITS
14 Graylind Close, Collaroy NSW 2097
This certificate is issued as a matter of information only and confers no
rights upon the certificate holder. This certificate does not amend,
extend or alter the coverage afforded by the policy. Please note that the
policy defined above may be subject to the receipt of the Proposal
Declaration and acceptance by the Insurer (if not already completed and
accepted), and also subject to the full receipt and clearance of the total
premium payable by the Insured. It is hereby understood and agreed that
Confirmation of Insurance issued by CRM Brokers may be issued without
notification to Insurers.
POLICY WORDING
CHU Residential Strata Policy Wording PDS QM562-0122 - effective 01.01.2022
INSURER
PER CENT
POLICY NO.
QBE Insurance (Australia) Limited
100.0000%
840469
SPECIAL NOTE
This memorandum is prepared as a summary of the insurance policy.
all the policy's terms, conditions and exclusions.
It is not a complete description of
In determining a claim, or questions with regard thereto, the provisions of the policy will prevail.
-ooOoo-
G05, 25 Solent Circuit
Norwest NSW 2153
Level 8 / 350 Collins St
Melbourne Vic 3000
CRM Brokers Pty Ltd ACN 088 887 138
ABN 68 088 887 138
AFS Licence 246622
Level 29, Chifley Tower, 2 Chifley Square, Sydney NSW 2000
PO Box 6542 Norwest NSW 2153
Tel: 1300 880 494
E-mail: crmstrata@crmbrokers.com.au
SPECIAL NOTICES
This memorandum of Insurance (and any amendments) is only prepared as a summary of your insurance policy. It is not a complete description of
all your policy terms, conditions and exclusions.
In case of a claim under any policy, or questions with regard thereto, the provisions of the policy will prevail.
YOUR DUTY OF DISCLOSURE
Before you enter into a contract of general insurance with an insurer you have a duty under the Insurance Contracts Act 1984, to disclose to the insurer
every matter that you know, or could reasonably be expected to know, is relevant to the insurers decision whether to accept the risk of the insurance
and, if so, on what terms.
You have the same duty to disclose those matters to the insurer before you renew, extend, vary or reinstate a contract of general insurance.
Your duty, however, does not require disclosure of any matter:
•
that is common knowledge
•
that diminishes the risk to be undertaken by the insurer
•
that your insurer knows or, in the ordinary course of business, ought to know
•
as to which, compliance with your duty is waived by the insurer.
If you fail to comply with your duty of disclosure, the insurer may be entitled to reduce his liability under the contact in respect of a claim or may cancel
the contract. If however, your non-disclosure is fraudulent, the insurer may also have the option of voiding the contract.
FINANCIAL SERVICES GUIDE
This Guide is intended to assist you in determining whether to use any of our services offered in this Guide. It includes information about remuneration
that may be paid to us or others in relation to the products or services offered, and what you can do if you have a complaint about our services.
Key information is set out here http://www.crmbrokers.com.au/downloads/CRM_Brokers_FSG.pdf in answer to specific questions. If you need
more information or clarification, please contact us. Updates will be posted to this website.
SUBROGATION (RECOVERY) AGREEMENTS
Before you enter into a contract of general insurance with any insurer, the Insurance Contracts Act 1984 stipulates that the insurer must advise you
of any provisions in your policy affecting the preservation of their rights of subrogation.
As your insurer has given us such advice, your policy of insurance provides that you will not be able to recover under it if you enter into or have entered
into any agreement which excludes or limits your rights of recovery from other parties. Therefore, you must not have agreed to and must not agree
to give away any of your rights which may affect your insurer’s right to recover under subrogation from other parties.
AVERAGE / CO-INSURANCE COMPANY
Most policies covering property contain an Average or Co-Insurance provision whereby the liability of the Insurer may be reduced where the sum insured
is less than the actual or replacement value of the property / interest insured by the policy.
Also, most policies of a Consequential Loss nature contain an Average provision of a similar reducing effect should the sum insured be less than
appropriate to the basis or settlement applicable to the policy. It is essential therefore that you ensure that full and correct amounts of cover are
established at the time you enter into the contract of insurance.
THIRD PARTIES
The policy covers only the interest of the Insured, and does not extend to include the interest of the third party in the contract.
UTMOST GOOD FAITH
Insurance contracts are subject to the doctrine of utmost good faith, and this is embodied in the Act. Utmost good faith must be strictly adhered to
by both parties - Insured and Insurer - and failure by the Insured to do so may prejudice any claim.
AUSTRALIAN FINANCIAL COMPLAINTS AUTHORITY
Clients who are not fully satisfied with our service should contact our Complaints Manager on 1300 880 494. Alternatively, you may put your complaint
in writing and send it to CRM Brokers Pty Ltd, PO Box 6542, Norwest 2153. If you are not satisfied with our final response, you may lodge a complaint
with the Australian Financial Complaints Authority (AFCA)
Online: www.afca.org.au
Email: info@afca.org.au
Phone: 1800 931 678 (free call)
Mail: Australian Financial Complaints Authority - GPO Box 3, Melbourne VIC 3001
Time limits may apply to complain AFCA and so you should act promptly or otherwise consult the AFCA website to find out if or when the time limit
relevant to your circumstances expires.
GST CHARGES
As the service of providing general insurance services falls under the umbrella of the Goods and Services Tax (GST), we are required to charge you
on a proportional bas is for any insurance services provided by or via us after 30 June 2000.
Therefore, the attached document includes this charge which has been calculated based on information available to us at this time. Subsequently, if
this charge requires amendment, we will recover from (or reimburse) you for any difference.
NON RETURN OF BROKERAGE
The charges detailed on this invoice include a commission payable and a Broker Fee earned by this office for the placement of the risk insured. In
the event of cancellation of this policy our Brokerage is non refundable. An additional fee may be charged at cancellation to cover administration costs.
PRIVACY STATEMENT (SHORT FORM)
We are committed to protecting your privacy. We use the information you provide to advise about and assist with your insurance needs. For more
comprehensive information about how to access the personal information we hold about you and how to have the information corrected and how to
complain if you think we have breached the privacy laws, ask us for a copy of our Privacy Policy or visit our website at
http://www.crmbrokers.com.au/privacy-policy.
G05, 25 Solent Circuit
Norwest NSW 2153
Level 8 / 350 Collins St
Melbourne Vic 3000
CRM Brokers Pty Ltd ACN 088 887 138
ABN 68 088 887 138
AFS Licence 246622
INFORMATION FROM THE NSW EMERGENCY SERVICES LEVY INSURANCE MONITOR
Information
The Emergency Services Levy (“ESL”) is An amount included by an insurance company in a premium
payable for the issue of a regulated contract of insurance for the purpose of recouping emergency service
contributions required to be paid by the insurance company and which are used to fund emergency services
in NSW in the financial year in which the contract of insurance commences.
Your renewal premium comparison
The following comparative information has been included to assist you in understanding the impact of the
ESL on your insurance premium.
Premium
NSW Emergency Services Levy
U/W GST
Stamp Duty
Brokers Fee
Brokers Fee GST
Policy Fee
Client Payable
Last Year
6,139.38
966.14
723.55
703.44
2,449.31
244.93
130.00
11,356.75
This Year
6,828.35
893.21
782.67
764.45
2,694.25
269.43
105.00
12,337.36
* Last Year’s Premium is the total premium paid for your insurance in the expiring period. If you have
changed your cover in any way (eg. through a letter of appointment and/or had a short term policy) during the
last policy period, the above premium comparison may not reflect the full years premium. If further details are
required, please contact CRM Brokers for more information.
The Insurance Monitor
The office of the Insurance Monitor was established in June 2016 as an independent body. Among the
functions of that office is to provide information and advice about emergency services levy reform and to
monitor the prices for the issue of regulated contracts of insurance. Professor Allan Fels AO and Professor
David Cousins AM were appointed by the NSW Government as the Emergency Services Levy Insurance
Monitor and Deputy Monitor, respectively on 8th June 2016.
Information about the Insurance Monitor can be found at: www.eslinsurancemonitor.nsw.gov.au
If you would like further information
Contact your insurance broker in the first instance if you have questions about your policy.
A G Thomas Valuers
ABN 58 053 159 569
INSURANCE VALUATION
DATE
27 April 2021
PROPERTY
'Twin Towers'
14 Graylind Close
Collaroy NSW 2097
COUNCIL
NORTHERN BEACHES
CLIENT
Owners Corporation Strata Plan 5187
INSTRUCTED BY
Strata Excellence
Level 21, 133 Castlereagh Street
Sydney NSW 2000
PO Box 3418
Putney NSW 2112
1
Telephone: (02) 98178366
Web: www.agtvaluers.com.au
Email: admin@agtvaluers.com.au
A G Thomas Valuers
ABN 58 053 159 569
Strata Plan 5187
9. VALUATION
We recommend the Current Sum Insured for all Buildings and Improvements at
'Twin Towers' 14 Graylind Close Collaroy NSW 2097
as at 27 April 2021 is:
$7,225,000
(SEVEN MILLION TWO HUNDRED AND TWENTY-FIVE THOUSAND DOLLARS)
Craig McPherson
Certified Property Valuer AVI 6753
10. SUMMARY OF CALCULATIONS
Taking into consideration the assumptions and disclaimers referred to in this report the valuation amount is
apportioned as follows;
Replacement and/or reinstatement cost for all buildings
$5,218,056
Demolition and removal of debris
$291,919
Professional fees
$583,838
Cost escalation for a minimum of 30 months
$474,369
GST allowance
$656,818
TOTAL (recommended sum insured)
$7,225,000
11. ADDITIONAL INSURANCE
The following cost items are excluded from the valuation however in the event that additional insurance
cover is required we recommend :
Loss of Rent & Temporary Accommodation
Up to 20% of the Recommended Sum Insured
Catastrophe Cover
Up to 30% of the Recommended Sum Insured
Common Contents
Up to 3% of the Recommended Sum Insured
PO Box 3418
Putney NSW 2112
7
Telephone: (02) 98178366
Web: www.agtvaluers.com.au
Email: admin@agtvaluers.com.au
Capital Works Fund Plan
Strata Plan 5187
14 Graylind Close, Collaroy
NSW 2097
Compiled by Edward Malek
7th July 2021
Sageview (NSW) Pty Ltd - Capital Works Fund Plan – SP 5187
7th July 2021
The Owner’s Corporation for SP 5187
Gary Jennings
Strata Excellence
Level 21, 133 Castlereagh st
Sydney NSW 2000
Dear Owners,
Capital Works Fund Plan – SP 5187
Thank you for obtaining your capital works fund plan from Sageview.
As requested by the Owners Corporation Sageview has compiled a Capital Works Fund Budget for the
common areas of the subject property. The 15 year plan will provide for long-term maintenance and repair
of the building as well as replacement of common property items. The aim of a capital works fund is to
regulate levies over time so there won’t be excessively heavy assessments during any one year. This
information is also useful and must be made available to lot owners and potential buyers to ensure
transparency of incumbent property costs.
The capital works fund report consisted of a site inspection identifying and assessing the condition of the
common property and materials used and estimating their life expectancy. Our experienced building
inspectors use rates commonly used in the industry today. Life expectancies and life cycles used in the
report are intended as a guide for the purpose of determining a reasonable budget allowance for every
year covered by this report. It is not a maintenance report and should only be used as a guide for
maintenance.
The Owners Corporation was requested to make available to Sageview all relevant information regarding
the property including financial details and any expected maintenance issues and costs which would likely
impact the Capital Works Fund Plan.
The Capital Works Fund plan has been set out for the next 15 years but it should be noted that it should be
reviewed every few years, (relative to size of complex) to update any changes caused by abnormal
expenditure, government legislations, differences between tender prices and monies allocated in the
report, building material availability and condition of the building.
Sageview (NSW) Pty Ltd - Capital Works Fund Plan – SP 5187
Report Imputations
Strata Plan
Date Plan Registered
Number of Units
Number of Entitlements
Estimated Capital Works Fund Balance at start of financial year
Start date of Financial Year
Total previous Sinking Fund Levy (ex GST)
Assumed Interest Rate on invested funds
Taxation Rate on income from Invested Funds
Contingency Allowance - For minor and/or unforeseen expenses.
Assumed Rate of Inflation for Building Maintenance / Construction Costs
5187
1971
11
10000
$59,078
1 July 2021
$35,594
0%
30%
10%
4%
The estimated second year total contribution for the Capital Works Fund is:
$72,000 ex GST
The estimated levies have been estimated for the following reasons:
➢ Long term expenditure, or a portion of, which may be beyond the 15 years of the plan have been
included due to the high costs of such items. Eg. Window replacements.
➢ Items which were not included in previous plans due to being outside the 10 or 15 time frame, or
previously determined as being ‘life of building’ which our extensive experience has proved not to
be the case. Eg. gutter, downpipe, garage door replacements
➢ The increase in construction related costs beyond that of inflation and consumer price index over
the years since the last plan was completed.
➢ The age of the complex requires substantial expenditure for replacement and refurbishment of
numerous items within the time frame of this plan. Eg. Remedial repairs, foyer upgrades and
driveway replacements
These reasons also reinforce the need to ensure the capital works fund plan be regularly reviewed and
updated every 2 - 5 years (relative to size of complex) to minimise such substantial rises in the future.
Please contact Sageview should further information or clarification be required on 1300 094 648
Yours sincerely
Edward Malek
Capital Works Fund Plan for SP5187: 14 Graylind Close, Collaroy
Prepared : 7/07/2021
Table 1 - Estimated Cash Flow
Opening
Annual
Estimated
Contributions Expenditure
Interest on
Estimated
Closing
Contribution per
Investment
Tax
Balance
unit Entitlement
Yr
Period
Balance
1
01 Jul 2021 - 30 Jun 2022
59078
35594
42410
0
0
52262
3.56
2
01 Jul 2022 - 30 Jun 2023
52262
72000
25623
0
0
98639
7.20
3
01 Jul 2023 - 30 Jun 2024
98639
74880
116912
0
0
56607
7.49
4
01 Jul 2024 - 30 Jun 2025
56607
77875
114547
0
0
19935
7.79
5
01 Jul 2025 - 30 Jun 2026
19935
80990
745
0
0
100180
8.10
6
01 Jul 2026 - 30 Jun 2027
100180
84229
150653
0
0
33756
8.42
7
01 Jul 2027 - 30 Jun 2028
33756
87598
3422
0
0
117932
8.76
8
01 Jul 2028 - 30 Jun 2029
117932
91101
39803
0
0
169230
9.11
9
01 Jul 2029 - 30 Jun 2030
169230
60000
117991
0
0
111239
6.00
10
01 Jul 2030 - 30 Jun 2031
111239
62399
35926
0
0
137712
6.24
11
01 Jul 2031 - 30 Jun 2032
137712
64894
3580
0
0
199026
6.49
12
01 Jul 2032 - 30 Jun 2033
199026
67489
116018
0
0
150497
6.75
13
01 Jul 2033 - 30 Jun 2034
150497
70188
14580
0
0
206105
7.02
14
01 Jul 2034 - 30 Jun 2035
206105
72995
101487
0
0
177613
7.30
15
01 Jul 2035 - 30 Jun 2036
177613
75914
82485
0
0
171042
7.59
Capital Works Fund Plan for SP5187: 14 Graylind Close, Collaroy
Prepared : 7/07/2021
Table 2 - Estimated Expenditure
Estimated Expenditure
No.
Location
and
Item
Work Description
Est Year
Qnty Item Next
Life Due
Est
Cost
2021
2022
Year 1
2022
2023
Year 2
2023
2024
Year 3
2024
2025
Year 4
2025
2026
Year 5
2026
2027
Year 6
2027
2028
Year 7
2028
2029
Year 8
2029
2030
Year 9
2030
2031
Year 10
2031
2032
Year 11
2032
2033
Year 12
2033
2034
Year 13
2034
2035
Year 14
2035
2036
Year 15
Building Exteriors
1
Painting
Paint facade areas previously
painted
40
sqm
10
9
1280
1751
2
Painting
Paint balcony soffits
300
sqm
10
9
7500
10264
3
Painting
Paint slab edges
208
lm
10
9
5200
7116
4
Painting
Scissor lift/ Knuckle boom
lift allowance
1
sqm
10
9
4500
6158
5
Painting
Paint door face
4
No
10
9
500
684
6
Painting
Paint roof eaves
94
lm
10
4
2350
2643
3912
7
Painting
Paint timber fascia
94
lm
10
4
2162
2431
3599
8
Painting
Knuckleboom/ scaffold
allowance
1
Item
10
4
17600
19797
29305
9
Painting
Paint window lintels
1
item
10
4
9800
11023
16317
21
lm
3
10
6720
40
m2
3
3
3400
3677
4136
4653
5234
5887
50
sqm
3
3
37500
40559
45624
51321
57729
64937
10 Balustrades,
Handrails
11 Membrane
12 Floor
Coverings
Replace / maintain balcony
balustrades (Total 208lm 10%)
Waterproofing membrane
allowance for balconies
(Total 235m2)
Replace / maintain floor
tiles to terrace areas (
Total 250m2 20% )
13 Windows
Alluminium window and door
replacement allowance 5%
1
ea
2
2
4950
14 Doors
Replace garage doors and
hardware 11 off 50%
11
unit
5
14
8250
15 Building
Repair garage 10 water
rectification/rep ingress issues allowance
1
Item
20
6
28000
16 Building
Tower B flashing repairs
rectification/rep
1
Item
20
1
5258
9564
5148
5568
6022
6513
7045
10758
7620
8242
13736
34066
5258
No.
Location
and
Item
Work Description
Est Year
Qnty Item Next
Life Due
Est
Cost
2021
2022
Year 1
8500
17 Building
Tower A vent pipe replacement
rectification/rep allowance
1
item
20
1
8500
18 Building
Units 9 and 11 terrace water
rectification/rep ingress investigation
Terrace dividing wall
19 Building
replacement, trough supply
rectification/rep and planter removal
Roof Area
1
Item
20
2
7150
1
Item
20
3
35000
2022
2023
Year 2
2023
2024
Year 3
2024
2025
Year 4
2025
2026
Year 5
2026
2027
Year 6
2027
2028
Year 7
2028
2029
Year 8
2029
2030
Year 9
2030
2031
Year 10
2031
2032
Year 11
2032
2033
Year 12
2033
2034
Year 13
2034
2035
Year 14
2035
2036
Year 15
7435
37855
20 Downpipes
Replace / maintain downpipes
(Total 48 lm 50%)
24
lm
8
4
2640
2969
4064
21 Gutters
Replace/maintain gutters
(Total 94 lm 50%)
47
lm
8
4
7050
7930
10853
22 Roofing
Roof restoration allowance
1
item
20
4
33000
37120
128
sqm
8
1
2560
2560
3503
17
No
8
1
2125
2125
2908
648
sqm
8
1
12312
12312
16849
1
No
4
4
1750
100
sqm
11
8
10500
6
sqm
4
3
900
1
Item
30
6
25000
Building Interiors
23 Painting
Stairways - Paint ceilings
and under stairs
24 Painting
Stairways - Paint door face
and frame
25 Painting
Stairways - Paint walls
26 Doors
Door and hardware allowance
27 Floor
Coverings
Stairways - Replace carpet
28 Floor
Coverings
Stairways - Replace /
maintain floor tiles (total
32m2 20%)
29 Refurbishment
Entry foyers upgrade intercom and doors
Building Services
30 Fire Services
Replace smoke detectors 25%
5
No.
3
3
925
31 Fire Services
Replace / maintain fire
extinguishers
2
No
2
2
400
32 Fire Services
Replace emergency lighting 50%
4
No
3
4
980
33 Lighting
Replace internal / external
light fittings 25%
5
No
2
2
1200
34 Electrical
Electrical Allowance
1
Item
2
1
580
1968
2302
2694
13817
973
1138
1332
1558
30416
1000
416
1125
449
486
1102
1248
580
526
1459
678
666
1569
1707
793
1601
615
1394
1579
733
1423
569
1240
1349
627
1265
1847
858
1998
928
1004
No.
Location
and
Item
35 Plumbing
Work Description
Plumbing allowance
Est Year
Qnty Item Next
Life Due
Est
Cost
2021
2022
Year 1
2022
2023
Year 2
2023
2024
Year 3
2024
2025
Year 4
2025
2026
Year 5
2026
2027
Year 6
2027
2028
Year 7
2028
2029
Year 8
2029
2030
Year 9
2030
2031
Year 10
2031
2032
Year 11
2032
2033
Year 12
2033
2034
Year 13
2034
2035
Year 14
1
Item
2
2
1200
1248
1349
1459
1579
1707
1847
1998
36 Building
Building Consultants allowance
rectification/rep
External Areas
1
item
2
2
7500
7799
8436
9124
9869
10674
11545
12488
37 Building
Front retaining wall repairs
rectification/rep allowance
1
Item
20
1
6500
1
No
30
6
2500
6500
38 Letterboxes
Replace letterboxes
39 Painting
Paint front fencing
40
sqm
10
1
720
40 Driveways and
Walkways
Replace entry driveway
concrete
95
sqm
20
3
18525
20036
41 Clothes lines
Replace post mounted clothes
lines
3
No
15
3
1440
1557
Yearly Estimated Expenditure including 10.00% Contingency
2035
2036
Year 15
3041
720
1065
38555
23294
106284
104134
678
136958
3111
36185
107265
32660
3255
105471
13255
92261
74987
42410
25623
116912
114547
745
150653
3422
39803
117991
35926
3580
116018
14580
101487
82485
Capital Works Fund Plan for SP5187: 14 Graylind Close, Collaroy
Prepared : 7/07/2021
Table 3 - Estimated Expenditure Summary
Item
Building Structure
Communications
Doors, Windows
Drainage
Fencing
Fire Systems
Floor coverings
Electrical, Lighting
Painting
Roadways, Pathways
Waterproofing
Plumbing
Miscellaneous
Contingency
Total
2021
2022
2022
2023
8500
7799
8436
5148
7536
48019
416
580
29475
1248
7435
2023
2024
1000
41532
627
37855
20036
3677
1248
2024
2025
2025
2026
2027
2028
39540
3041
6022
1551
1349
35894
2026
2027
678
1611
45624
1459
34066
1240
1138
733
4136
1459
1349
2028
2029
2029
2030
2030
2031
2031
2032
2032
2033
2033
2034
2034
2035
9869
10674
11545
12488
8815
7045
10314
14917
21978
526
13817
1579
1265
51321
793
49233
9564
1963
1707
1332
858
1065
4653
1579
2038
57729
1847
10758
1569
928
5234
1847
1707
666
1998
53133
2035
2036
1601
66495
1004
5887
1998
3855
2329
1557
10628
10413
67
13695
311
3618
10726
3266
325
10547
1325
9226
7498
42410
25623
116912
114547
745
150653
3422
39803
117991
35926
3580
116018
14580
101487
82485
Sageview (NSW) Pty Ltd - Capital Works Fund Plan – SP 5187
Explanatory Notes
It is recommended that the Owners Corporation obtain quotes for painting and other large planned
remedial and upgrade expenditures well in advance of the job time to allow for any shortfall or excess
in funds.
A roof restoration allowance has been included as we only had limited information on the condition
of the roof at the time of inspection. Depending on outcomes once further investigations are
undertaken, a complete replacement may also be considered.
It is recommended that the powder coat / colourbond finished items throughout the property be
maintained with accordance to the manufacturers’ recommendations to maximize the lifespan of
these items. The re-painting of these items can be included in the second paint cycle if needed.
Cost cycles for different items are used to accumulate funds for the replacement and/or
maintenance of the specific item when necessary. Eg lighting replacements, door hardware
maintenance and the cost accumulation towards the future window, waterproofing and balustrade
replacements.
A 50% allowance has been included for the strata plans boundary fencing that is adjoining
neighbouring properties.
An allowance has been included to accumulate funds for the replacement of the balcony balustrades
in the future.
An allowance has been included to replace/maintain aluminium windows. It is recommended that
the Owners Corporation obtain quotes well in advance of the job time to allow for any shortfall or
excess in funds.
An allowance has been included to accumulate funds for the replacement of the floor tiles and
waterproofing on roof terraces in the future. For all other balconies only a waterproofing allowance
has been allowed for.
An inspection has not been carried out on the roof areas and it is not known to what extent repairs
are required therefore we have only included an allowance. It is recommended that the Owners
Corporation obtain quotes well in advance of the job time to allow for any shortfall or excess in funds.
It is recommended that if there are major expenditures that are not included in this report then it
should be updated well before any other large expenditures are planned as to ensure sufficient funds
are available.
This building may require major work on building upgrades in the future, Sageview can assist in
providing services such as planning, cost estimating, Scope of Works, tendering, supervision of
works etc. please contact us for further information on 1300 094 648.
Loose-fill Asbestos Insulation Ceiling Cavity
Inspection Report
REPORT DETAILS
Report Type
Loose-fill Asbestos Insulation Ceiling Cavity Inspection Report
Report Number
97087/2017/SP5
Batch Number
0955/200/1
Report Date
15/12/2017
Version Number
1
PROPERTY DETAILS
Property manager
Owners Corporation SP5187 & Mason and Brophy Strata Management Pty Ltd
Address
14 Graylind Close COLLAROY NSW 2097
OBJECTIVES
Objectives
Under the Program, free sample testing for loose-fill asbestos insulation (LFAI) is
being offered to owners of pre-1980s residential properties within approved Local
Government Areas. The objective of the free sample testing is to identify properties
that are affected by LFAI. Homeowners of LFAI affected properties will then be
eligible to have their property purchased and demolished under the Program.
To that end, Integrated Environmental has been commissioned by the Taskforce to
carry out an inspection of property located at the sample address and prepare this
Loose-fill Asbestos Insulation Ceiling Cavity Inspection Report.
BACKGROUND
Background
In the 1960s and 1970s a company known as Mr Fluffy used raw amosite and
crocidolite asbestos, known as loose-fill asbestos, as ceiling insulation in some ACT
and NSW homes. The NSW Government has determined that demolition,
comprehensive site remediation and disposal is the best way to ensure the health
and safety of the NSW community. NSW Fair Trading has established the Loose-fill
Asbestos Implementation Taskforce (the Taskforce) which is responsible for
overseeing and implementing a Voluntary Purchase and Demolition Program (the
Program) for properties identified as containing LFAI.
LIMITATIONS
Limitations
This investigation consisted of a visual inspection and laboratory analysis of at least
three samples taken during the site inspection as shown in the site plan (Figure 1).
This report does not certify that the property is free from Loose Fill Asbestos
Insulation or other asbestos dusts, which could exist in wall, floor or ceiling cavities or
other parts of the property or any inaccessible or partly inaccessible areas or sections
of the property.
Any person acting or relying on this report, in whole or in part, does so subject to the
limitations expressed in this report and at their own risk.
A risk assessment of Loose-fill Asbestos Insulation is outside the scope of this report.
Integrated Environmental Pty Ltd
PO Box 108 Kellyville NSW 2155
info@integratedenvironmental.com.au
M: 0448 298 485
Page 1
!
Loose-fill Asbestos Insulation Ceiling Cavity Inspection Report
14 Graylind Close COLLAROY NSW
2097
Report 97087/2017/SP5
Number
SAMPLE DETAILS
Sample address
14 Graylind Close
COLLAROY NSW
2097
Building age
Circa 1970s
Extensions or
renovations
None
Building structure
and materials
Brick walls, tile roof
There is a common ceiling space above multiple units
Samples collected
by
Paul Paciullo BEnvSc
Licensed Asbestos Assessor - LAA000104
Licensed Asbestos Removalist - AD212782
22/11/2017 & 1\12\2017
Sample collection
date
Method
Prior to undertaking an inspection of the property a risk assessment was undertaken
and temporary controls, including the placement of plastic sheeting below the
manhole cover and use of appropriate Personal Protective Equipment (PPE), were
implemented prior to gaining access into the ceiling cavity.
The inspection included taking at least three samples from an area the Licensed
Asbestos Assessor determined represented the highest likelihood of containing LFAI.
At least one of these samples was taken from a location where LFAI is likely to remain
following any remediation work. A dust suppression spray was applied to any loose
material prior to sampling. The samples were collected and placed into a labelled zip
locked bag or sampling jar.
The inspection was undertaken in-accordance with ‘How to Manage and Control
Asbestos in the Workplace, Code of Practice’ (Safe Work Australia, 2016).
All samples were delivered to a National Association of Testing Authorities accredited
testing laboratory under Chain of Custody protocol. All samples were tested for
asbestos under Australian Standard AS 4964 - 2004 ‘Method for the qualitative
identification of asbestos in bulk samples’ using a laboratory that is NATA accredited
for the testing method.
Integrated Environmental Pty Ltd
PO Box 108 Kellyville NSW 2155
info@integratedenvironmental.com.au
M: 0448 298 485
Page 2
!
Loose-fill Asbestos Insulation Ceiling Cavity Inspection Report
14 Graylind Close COLLAROY NSW
2097
Report
Number
97087/2017/SP5
SITE PLAN
Site plan
Figure 1: Sample locations are numbered.
RESULTS
Results
No LFAI was identified in the roof insulating materials.
REPORT SIGNATORY
Reported by
Paul Paciullo BEnvSc
License number
Licensed Asbestos Assessor - LAA000104
Licensed Asbestos Removalist - AD212782
Signature
Integrated Environmental Pty Ltd
PO Box 108 Kellyville NSW 2155
info@integratedenvironmental.com.au
M: 0448 298 485
Page 3
!
WSP Australia
Pty Limited
Level 27 Ernst & Young Centre 680 George
Street
PO Box 20967 World Square
Telephone +61 2 9272 1407
Facsimile +61 2 9272 5101
Email ANZLab@pbworld.com
ABN 80 078 004 798
Certificate of Analysis
NCSI Certified Quality System ISO 9001
LOCATION:
97087/2017/SP5
CERTIFICATE NO:
SYD-2270184A-1583-85611
CLIENT:
Integrated Environmental
DATE\S SAMPLED:
22/11/2017
CLIENT ADDRESS:
PO Box 108 , Kellyville NSW 2155
DATE RECEIVED:
23/11/2017
TELEPHONE:
0448298485
DATE ANALYSED:
23/11/2017
EMAIL:
admin@integratedenvironmental.com.au
ORDER NUMBER:
36
CONTACT:
Paul Paciullo
SAMPLED BY:
As Received
TEST METHOD:
Qualitative identification of Asbestos fibre in bulk and soil samples at WSP Corporate Laboratories, by polarised light
microscopy, including dispersion staining techniques using AS4964 (2004) and supplementary in house laboratory
procedure (LP3 - Identification of Asbestos Fibres). This document is issued in accordance with NATA's requirements
under NATA accreditation No. 17199, accredited for compliance with ISO/IEC: 17025. The results of the tests, calibrations
and/or measurements included in this document are traceable to Australian/national standard.
Lab No
Sample ID
Sample Description
001
97087/2017/SP5-1
Insulation
2 gm
OF, NAD
002
97087/2017/SP5-2
Insulation
1 gm
OF, NAD
003
97087/2017/SP5-3
Insulation
2 gm
OF, NAD
LEGEND:
NAD
CH
A
C
UMF
SMF
OF
-
Sample Dimensions Identification
Type
Approved Identifier
No Asbestos Detected
Chrysotile Asbestos Detected
Amosite Asbestos Detected
Crocidolite Asbestos Detected
Unknown Mineral Fibres Detected
Synthetic Mineral Fibres Detected
Organic Fibres Detected
Hand picked refers to small discrete amounts of
asbestos distributed unevenly in a large body of
non asbestos material.
Notes:
If no asbestos is detected in vinyl tiles, mastics, sealants, epoxy resins and ore samples
then confirmation by another independent analytical technique is advised due to the nature
of the samples.
The results contained within this report relate only to the sample(s) submitted for testing.
WSP accepts no responsibility for the initial collection, packaging or transportation of
samples submitted by external persons. This document may not be reproduced except in
full.
Name:
Clare Brockbank
Approved Signatory
Name:
Shannon Byrne
AUTHORISATION DATE
23/11/2017
Page 1 of 1
Privileged and confidential
20 March 2019
INCODE SOLUTIONS PTY LTD
A: Level 6&7,
91 Phillip Street
Parramatta NSW 2150
P: +61 415 508 019
E: assist@incodesolutions.com.au
Kristy Brown
Northern Beaches Council
council@northernbeaches.nsw.gov.au
Our reference #: 2019045
Dear Madam,
Proposed upgrade strategy for 14 Graylind Close, Collaroy
1.
Introduction
(a)
We refer to Northern Beaches Council’s (the Council) Notice of Intention to Issue an Order with
reference EPA/2018/0296 dated 14 November 2018 (the Notice) to the Owners of SP 5187 (the
Owners) for the abovementioned property.
(b)
InCode Solutions inspected the property on 26 February 2019 to address the requirements
specified in the Terms of the Notice.
(c)
Consideration has been made to the Order pursuant to Order 1 of Schedule 5, Part 2 of the
Environmental Planning and Assessment Act 1979 (the Act) in determining this upgrade
strategy.
(d)
Order 1 of Schedule 5, Part 2 of the Act allows Council to issue orders when provision for fire
safety or fire safety awareness is inadequate to:
(i)
Prevent fire, suppress fire or prevent the spread of fire.
(ii)
To ensure or promote the safety of persons in the event of fire.
(iii)
When lack of maintenance of the premises or the use of the premises constitutes a
significant fire hazard.
2.
Information sources
(a)
The following information has been used in the formulation of this report (except as noted
otherwise):
(i)
Strata Plan 5187 (a total of 5 Sheets).
(ii)
BCA 2016, Amendment 1, Australia Building Codes Board (ABCB), 2018.
(iii)
Guide to the BCA 2016, Amendment 1, ABCB, 2018.
(iv)
International Fire Engineering Guidelines, ABCB 2005.
(v)
The Guidelines for Achieving Fire Safety When Recycling a Building - August 1992
(vi)
Site inspection undertaken on 26 February 2019.
INCODE SOLUTIONS PTY LTD
Privileged and confidential
3.
BCA classification and building characteristics
(a)
The Table below outlines key criteria in accordance with the BCA.
BCA clause
Description of requirement
A1.1
Effective Height
Less than 25m
A3.2
Classification
Class 2 (residential sole occupancy units (SOU’s))
Class 7a (carpark)
C1.1
Type of construction
Type A Construction
C1.2
Rise in Storeys
Rise in storeys of 5
C2.2
Floor area & volume limitations
Within limitations
C2.3
Large isolated building
Not Applicable
4.
Summary
(a)
In summary, the recommended fire safety works required for the subject building are nominated
in Appendix 1 as attached.
(b)
The BCA Audit and compliance checklist based on an analysis of the subject building is shown
in Appendix 2 as attached.
(c)
Recommendations, upgrade strategy and reasons for the upgrade strategy in considering
Schedule 5, Part 2 of the Act, particularly the Guidelines, in tabular form is provided under
Appendix 3 as attached.
(d)
Fire safety schedule listing the existing and proposed fire safety measures for the subject building
is shown in Appendix 4 as attached.
(e)
The staged timeframe for the completion of the recommended fire safety works is shown in
Appendix 5 as attached
5.
Upgrade Strategy
(a)
In determining the scope of works required for the building, the Information Sources outlined in
Section 2 were utilised.
(b)
More specifically, and developed by the Australian Uniform Building Regulations Co-ordinating
Council, The Guidelines For Achieving Fire Safety When Recycling a Building - August 1992 (the
Guidelines) were designed with the objective of assisting in the process of ensuring the level of
fire safety within a recycled building is congruent with that of the overall level of fire protection
afforded to occupants for a new building by the Building Code of Australia (the BCA).
(c)
The Guidelines state that it should not automatically be a cause for concern if a recycled building
exhibits a level of fire safety somewhat lower or different from that which would arise from a full
application of all BCA requirements.1
(d)
The reference to BCA requirements has been taken to mean the deemed-to-satisfy (DTS)
provisions of the BCA.
1
Australian Uniform Building Regulations Co-ordinating Council, The Guidelines for Achieving Fire Safety When Recycling a
Building, 1992
2019045-NM
Page 2 of 21
Privileged and confidential
(e)
Furthermore, the Guidelines noted that a building which is recycled by following the Guidelines
should meet the objectives of the BCA.
6.
Conclusion
We recommend that Council accept this upgrade strategy as complying with the Terms outlined
in the Notice.
If you require any further assistance or have any additional queries, please do not hesitate in contacting
us directly.
Yours sincerely,
Nehme Moujalli
Director (M. Eng., A1 (BPB1750), EF (45673), C10 (BPB2930), RPEQ (18487), EFS (271066748))
InCode Solutions Pty Ltd
2019045-NM
Page 3 of 21
Privileged and confidential
Appendix 1 – Recommended Scope of Work
1.
Prevent fire, suppress fire or prevent the spread of fire
(a)
Carry out the following works:
(b)
(i)
All SOU entry doors are required to be replaced with fire doors having an FRL of --/60/30.
Notwithstanding the above, existing door frames, self-closers and door hardware may
remain where they are found to comply with the fire door standard to which they were
originally implemented, if this is the case.
(ii)
Fan and service boxes located within the common areas are to be removed, and any
penetrations within the floors or walls to be filled with a material so that the FRL of the
building element is maintained.
(iii)
Where doorways opening into the non-fire isolated stairways are preferred to be kept in
the open position, ensure the doorways are fitted with --/60/30 fire doors that are
automatically closing in accordance with C3.11(f) of the BCA. Otherwise the doorways are
to be fitted with --/60/30 self-closing fire doors
Carry out the following works within the SOU’s:
(i)
Extend the internal walls between SOU’s on the top storey to the underside of the roof
covering with construction having an FRL of --/60/60 (tested both ways). Roof battens with
dimensions of 75mm x 50mm or less or sarking-type materials are permitted to cross the
subject walls.
(ii)
Ensure that all riser shafts are rectified to achieve an FRL of at least --/60/60 (tested both
ways) that extends throughout the building and beyond the roof covering.
(iii)
All pipes penetrating the walls of the riser shafts are required to be protected to maintain
the fire performance of the building element, to achieve an FRL of at least --/60/60.
(iv)
Where provided, ensure access hatches to the shafts achieve an FRL of --/60/30.
(c)
Protect the openings for services passing through the intermediate floor between the carpark and
residential part of the building to maintain an FRL of not less than --/90/90.
(d)
Protect the construction joints between building elements requiring a FRL, with a tested system
having an FRL of --/60/60 (tested both ways).
2.
To ensure or promote the safety of persons in the event of fire
(a)
The electrical switchboards located in corridors that connect through a doorway into the non-fire
isolated exit stairway are required to be enclosed in non-combustible construction with openings
suitably sealed against smoke spreading from the enclosure, in accordance with D2.7 of the BCA.
(b)
Install nosing edge strips having a P4 slip-resistance classification to the treads and landings of
all stairways.
(c)
Rectify balustrades to comply with D2.16 of the BCA, including the following:
(d)
(i)
be not less than 1m above landings and balconies;
(ii)
not less than 865mm in height above the nosing line of treads;
(iii)
a 125mm sphere must not be able to pass through any opening; and
(iv)
not to permit any horizontal or near horizontal elements between 150mm and 760mm
above the floor where the surface below is more than 4m below.
Install and/or rectify handrails along one side of each stairway flight in accordance with D2.17 of
the BCA, including the following:
(i)
not less than 865mm in height above the nosing line of treads; and
(ii)
be continuous along each entire stairway flight.
2019045-NM
Page 4 of 21
Privileged and confidential
(e)
Ensure that all doors in the paths of travel to the non-fire-iolstaed stairways have all locking
devices such as deadbolt latches removed and be readily openable without a key from the side
that faces a person seeking egress by a single hand downward action on a single device located
between 900mm and 1.1m from the floor, in accordance with D2.21 of the BCA.
(f)
Install screens or restriction devices to openable windows to the SOU’s where the windows are
located on a floor more than 2m above the surface beneath and do not open onto a balcony in
accordance with D2.24 of the BCA.
(g)
Install a fire hydrant system in accordance with E1.3 of the BCA and AS2419.1-2005 to serve the
building.
(h)
Install portable fire extinguishers in accordance with E1.6 of the BCA and AS2444-2001 to the
carpark and the corridors to the residential parts if internal hydrants are installed.
(i)
Carry out the following works:
(j)
(i)
Install smoke alarms complying with AS3786-2014 throughout the building in accordance
with Clause 3 of Specification E2.2a of the BCA.
(ii)
Install interconnected mains powered smoke alarms complying with AS3786-2014 in
accordance with Clause 3 of Specification E2.2a of the BCA on or near the ceiling on each
floor of the SOU’s.
Carry out the following works:
(i)
Install a building occupant warning system throughout the affected parts in accordance
with Clause 6 of Specification E2.2a of the BCA.
(ii)
The system is required to achieve a sound pressure level of not less than 85dB(A) at the
entry door of each SOU.
(k)
Install emergency lighting complying with AS2293.1-2005 throughout the residential part of the
building in accordance with E4.2 of the BCA.
(l)
Carry out the following works:
(i)
Install directional exit signs in corridors indicating the direction to the exit, in accordance
with E4.6 of the BCA and AS2293.1-2005.
(ii)
Install to the discharge points for each exit serving the part of building signage stating
‘EXIT’ in letters not less than 25mm in a colour contrasting with that of the background, in
accordance with E4.7 of the BCA.
2019045-NM
Page 5 of 21
Privileged and confidential
Appendix 4 – Fire Safety Schedule
Fire Safety Measures
Existing
Proposed
Minimum Standard or Standard of Installation
1. Access panels, doors and hoppers to fireresisting shafts
2. Automatic fire detection and alarm system
C3.13 of the BCA, Fire safety upgrade strategy prepared by InCode
Solutions FLSUS-2019045-NM dated 20 March 2019
Clause 3 of Specification E2.2a of the BCA, AS3786-2014
2. Building occupant warning system
Clause 6 of Specification E2.2a of the BCA, AS3786-2014
3. Emergency lighting
E4.2 & E4.4 of the BCA / AS2293.1-2005
4. Exit signs
5. Fire doors
E4.7 of the BCA, Fire safety upgrade strategy prepared by InCode
Solutions FLSUS-2019045-NM dated 20 March 2019
C3.11 and Specification C3.4 of the BCA, AS1905.1- 2015
6. Fire hydrant system
E1.3 of the BCA, AS2419.1-2005
7. Fire seals protecting openings in fire resisting
components of building
8. Lightweight construction (where provided)
C3.12, C3.15, C3.16 of the BCA, Fire safety upgrade strategy prepared by
InCode Solutions FLSUS-2019045-NM dated 20 March 2019.
C1.1 of the BCA, Fire safety upgrade strategy prepared by InCode
Solutions FLSUS-2019045-NM dated 20 March 2019
E1.6 of the BCA, AS2441-2001, Fire safety upgrade strategy prepared by
InCode Solutions FLSUS-2019045-NM dated 20 March 2019
9. Portable fire extinguishers
2019045-NM
Page 20 of 21
Privileged and confidential
Appendix 5 – Compliance Period
(a)
The compliance period is as follows:
(i)
All works associated with Section C of the BCA contained within Appendix 1 are required to be completed within 12 months.
(ii)
All works associated with Section D of the BCA contained within Appendix 1 are required to be completed within 24 months.
(iii)
All works associated with Section E of the BCA contained within Appendix 1 are required to be completed within 36 months (excluding smoke
alarms and building occupant warning system, which are required to be completed within 12 months).
2019045-NM
Page 21 of 21
18 June 2020
Strata Excellence
Gary Jennings
gary@strataexcellence.com.au
Dear Sir/Madam
Re:
Premises:
Our Ref:
Modified Order No 1 under Section 9.34 of the Environmental
Planning and Assessment Act 1979 as Amended
14 Graylind Close, Collaroy
EPA2019/0101 (as modified)
Reference is made to the application for an extension of time received by Council on
7 May 2020 to the fire order issued on the above mentioned premises.
Council is pleased to advise that the application has been approved. The Order
EPA2019/010 has been modified accordingly to incorporate the extended time period.
Please find enclosed a copy of the modified order of which will be issued to the owners
of the property.
Should you wish to discuss the matter further please Council’s Building Surveyor Kristy
Wyres on 8495 6501.
Yours Sincerely
Kristy Wyres
BUILDING SURVEYOR
18 June 2020
THE OWNERS OF STRATA PLAN 5187
14 GRAYLIND CLOSE
COLLAROY NSW 2097
Ref: EPA2019/0101(as modified)
Dear Sir/Madam,
NORTHERN BEACHES COUNCIL
MODIFIED ORDER NO 1 UNDER SCHEDULE 5, PART 2
Pursuant to Section 9.34 of the
Environmental Planning and Assessment Act, 1979 (NSW)
DATE:
18 June 2020
TO WHOM: THE OWNERS OF STRATA PLAN 5187
PREMISES: 14 GRAYLIND CLOSE COLLAROY NSW 2097– LOT CP SP 5187
You are hereby given a Modified Order No 1 pursuant to schedule 5, part 2 of the
Environmental Planning and Assessment Act, 1979 (NSW) (the 'Act') that the Northern
Beaches Council, as the appropriate authority under the Act, has been made aware that
provisions for fire safety awareness are not adequate to prevent fire, suppress fire or prevent
the spread of fire or ensure or promote the safety of persons in the event of fire on the above
premises.
TO DO WHAT:
1.
Carry out the Recommendations as detailed in the report prepared by Incode Solutions
Pty Ltd, dated 20 March 2019, reference 2019045 (except for items 1b (iii), (iv) and 1d
in Appendix 1 of the Report) and Extension of Time Request to Modify Order report by
Enhanced Building Services, ref: 18193-EOT1/mh, dated 12 June 2020.
2.
Upon completion of each stage provide certification to Council signed by an A1, A2
(Unconditional) Accredited Certifier or C10 Fire Safety Engineer to confirm supervision
of the works completed under that Stage of the Order.
This will necessitate the Owners to engage the services of an A1, A2
(Unconditional) Accredited Certifier or C10 Fire Safety Engineer to manage the
works, carry out inspections and provide technical advice during the
implementation of the fire safety upgrade.
Provide to Council an Interim/Final Fire Safety Certificate upon completion of each
stage of the fire safety upgrade.
(a)
Following the Final Fire Safety Certificate, Council and the NSW Fire Brigade will
require Annual Fire Safety Statements to ensure that all Fire Safety Measures continue
to perform to the relevant standard of performance.
REASONS FOR THE MODFIED ORDER: (Schedule 5, Part 4, clause 5 of the Act)
1. Council issued an original Order on 6 May 2019 for the upgrade of the building
in accordance with the report prepared by Incode Solutions Pty Ltd, dated 20
March 2019, reference 2019045.
2. An extension of time application has been received by Council requesting an
extension of time to carry out the works to upgrade the building. This Modified
Order is issued to incorporate an extended time period in accordance with a
report prepared Enhanced Building Services dated 12 June 2020.
PERIOD OF COMPLIANCE WITH THE ORDER – Item Nos relate to the Incode
Solutions Report:
Item Stage 1 – 3 Months – By 18 September 2020:
1a(i) Fire Doors – Rectify three doors and provide certification certificate.
2f Window Restrictors – Generally installed in all units. Certificate to be provided by
owners Corporation contractor.
2g Fire Hydrant – An assessment has been undertaken by EBS. Assessment to be
issued to council for fire brigade comments.
2h Installation of PFE’s
2i (i) and (ii) Smoke Alarms within Residential Units
2i (i) and (ii) Smoke detection system in Common Areas
2j (i)and (ii) Building occupant warning system
2k Emergency Lighting
2l (i) and (ii) Exit Signage and directional signage
Item Stage 2 – 12 Months – 18June 2021 (as per Incode Timing)
1a (iii) Replace Level 1 podium doors with new self-closing fire doors.
2a Construction of Switchboard (non-combustible)
2b Nosing Strips
2c Upgrade existing balustrades
2d Upgrade existing handrails
2e Compliant door hardware
Item Stage 3 – 24 Months - 18 June 2022 (as per Incode Timing)
1b(i)
Top floor ceiling – Rectify penetrations through ceiling
1a(ii)
Fans in Foyers
1b(iii)
Wall and Ceiling Penetrations
1c
Wall and Ceiling Penetrations
Fire safety Audit / Final Fire Safety Certificate
OFFENCE
It is an offence against the Environmental Planning and Assessment Act 1979 (NSW)
not to comply with any Order: see Part 9, of Division 9.3, Clause 9.37 of the
Environmental Planning and Assessment Act 1979 (NSW). In the event that an Order is
issued and you do not comply, Council may issue penalty infringement(s) or commence
Court Proceedings to compel compliance and / or undertake a criminal prosecution.
PENALTY
The maximum penalty for non-compliance with this order is (a) in case of a corporation
$5 million, and for a continuing offence a further $50,000 for each day the offence
continues; or (b) in the case of an individual $1 million, and for a continuing offence a
further $10,000 for each day the offence continues: see Part 9, Division 9.6, Clause 9.52
of the Environmental Planning and Assessment Act 1979 (NSW).
EXECUTION OF ORDER BY COUNCIL
If you fail to comply with the terms of an Order Council may do all such things as are
necessary or convenient to give effect to the terms of the Order, including the carrying
out of any work required by the Order, and may, among other things, recover from you
the costs incurred by Council in so doing: see Part 11, Clause 34 of Schedule 5 of the
Environmental Planning and Assessment Act 1979.
RIGHT OF APPEAL AGAINST ORDER
If you wish to appeal against an Order you must appeal to the Land and Environment
Court, Level 4, 225 Macquarie Street, Sydney NSW 2000, within 28 days after the
service of the Order on you: see Part 8, Division 8.5, Clause 8.18 of the Environmental
Planning and Assessment Act 1979.
TREE PRESERVATION
This Order does not grant any approval for tree work. A general Tree Preservation
Order applies to all trees in the Northern Beaches Local Government Area. This order
prohibits the ringbarking, cutting down, topping, lopping, pruning, transplanting,
injuring, or wilful destruction of such trees except without the prior written consent of
Council.
ROAD OPENING PERMIT
This Order does not grant approval for any work on Council property for which a
separate “Road Opening Permit” from Council may be required.
HOURS OF WORK
Unless authorised by Council:
Building construction and delivery of material hours are restricted to:



7am to 5pm inclusive Monday to Friday,
8am to 1pm on Saturday,
No work on Sundays and Public Holidays.
ENQUIRES
If you require any further assistance please contact Kristy Wyres weekdays on 8495
6501 or anytime via e-mail at council@northernbeaches.nsw.gov.au
Yours faithfully,
Kristy Wyres
BUILDING SURVEYOR
c.c
Strata Excellence
Gary Jennings
gary@strataexcellence.com.au
Fire and Rescue NSW
firesafety@fire.nsw.gov.au
ebs.sydney
12 June 2020
Northern Beaches Council
725 Pittwater Road,
Dee Why NSW 2099
Kristy.Brown@northernbeaches.nsw.gov.au
Dear Kristy,
RE:
14 GRAYLIND CLOSE, COLLAROY - EPA2019/0101
EXTENSION OF TIME AND REQUEST TO MODIFY FIRE ORDER
1.0
Introduction
Reference is made to the fire safety order dated 06 May 2019. Enhanced Building Services have been
engaged to project manage, audit and prepare tender documentation to address the fire order.
The purpose of this report is to request an extension of time based on our recent audits and request
council to amend the terms of the fire order as a result of our assessment of the property as outlined
above.
2.0
Comments on the Order requirements
The following is made based on the recommendations as detailed in the report prepared by Incode
Solutions Pty Ltd dated 20 March 2019 (REF 2019045). The term references correlate with that report:
Appendix 1
Item 1a (i) - Fire Doors
The report outlines All unit entry doors are required to be replaced with fire doors having an FRL of -/60/30. Notwithstanding the above, existing door frames, self-closers and door hardware may remain
where they are found to comply with the fire door standard to which they were originally
implemented, if this is the case.
An inspection of the fire doors was carried out. We inspected each of the sole occupancy unit doors. We
were advised that the unit entry doors were replaced circa 2012. Generally, the unit entry doors are in very
good condition and are satisfactory.
I did identify a one door that requires a self closer to be fitted and two doors requiring a minor adjustment
to realign gaps where they are greater than permitted as a result of the door opening and closing of time
attributed to general wear and tear The majority of the existing door frames have an existing tag that is
painted over. This simply requires cleaning off.
Enhanced Building Services will provide a certification certificate once the three doors mentioned above are
attended too.
1300 300 327 | admin@ebs.sydney
Item 1b (i) – Top floor ceiling
The report outlines for the walls to extend the internal walls between SOU’s on the top storey to the
underside of the roof covering with construction having an FRL of --/60/60 (tested both ways). Roof
battens with dimensions of 75mm x 50mm or less or sarking-type materials are permitted to cross the
subject walls.
A destructive audit of the roof has identified that the top floor ceiling is constructed with two layers
of plasterboard and finished with a vermiculite finish at the wall ceiling junctions. This is generally a
common construction method with buildings of this era. The plasterboard is marked “Victor Board
Fire Stop 3x1/2 inch.”
The internal bounding walls between units and the corridors continue past the ceiling lining by half a
brickwork course. This is generally satisfactory and achieves a level of compliance.
Based on the above, we believe that the top floor ceiling has the ability maintain a resistance to the
incipient spread of fire. We will prepare a letter to confirm this to council.
I observed a number of penetrations within the ceiling linings including electrical cables, downlights,
PVC stack vents and exhaust fans. These penetrations will require a suitable fire stopping system to
be installed to limit the spread of fire in accordance with BCA Clause C3.15.
Modification Request:
As top floor ceiling maintains a level of resistance to the incipient spread of fire, I request the following
be considered:
1) The owners to maintain the existing ceiling lining.
2) The penetrations through the ceiling be rectified in Stage 3 of the works. Refer to Part 3 for staging
considerations.
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Ref: 18193-EOT -1/mh | 2
Items 1a(ii), 1b(iii) Wall and Ceiling Penetrations
A destructive audit of the service penetrations was undertaken. We observed a various number of
unprotected PVC pipes penetrating through various building elements required to maintain a fire
resistance level.
With regards to the PVC pipework identified within each bathroom/laundry, the protection of service
penetrations is non-compliant and is considered to be systemic throughout the building. It is
recommended that all penetrations through the bathroom concrete floors s are rectified in order to
maintain the life safety of all occupants.
We identified a number of unsealed or poorly sealed services within each of the garages and main switch
board rooms penetrating into the slab above or the adjoining ground floor units. BCA Clause C3.15 requires
any services penetrating through a building element that is required to have an FRL, to maintain the required
FRL in accordance with a tested system or Specification C3.15 of the BCA.
We note that in accordance with BCA Clause C3.15, any services penetrating through a building
element that is required to have an FRL, this required FRL is to be maintained in accordance with a
tested system or Specification C3.15 of the BCA. However, we note that due to the age of the building
and the existing internal finishes within units, it would be impractical to achieve compliance with BCA
clause C3.15 and BCA Specification C3.15. This would involve demolition of kitchens, existing wall
linings that are tiled/plasterboard/wall-papered and damage to existing waterproofing membranes to
gain access into riser shafts.
Generally, the kitchen risers contain a single 50mm cast iron pipe suitably backfilled. The stack pipe
serves the kitchen sink waste only. Furthermore, we identified the existing pipes to be satisfactorily
backfilled with cement in the bathrooms and laundry. This is consistent with general building practice
during the era of construction.
Modification Request:
We respectfully request that council discretion is applied to providing fully compliant systems in the
kitchens and laundries to the cast iron pipework satisfactorily backfilled. This will remove any onerous
requirement to provide an FRL insulation criteria to the top side of the metal pipes and to permit any
satisfactory existing backfilled copper/steel pipes with concrete from any further work.
Item 1b(ii) and 1b (iv) – Riser Shafts
A destructive audit of the service penetrations through the existing shafts was undertaken. The shafts
are not fire rated and are constructed of either general plasterboard or chipboard.
The service penetrations are sealed at the slab level and therefore the shafts are not required to
maintain an FRL as they do not connect more than one level or compartment.
Modification Request:
We respectfully request that council remove this requirement from the fire order as the shafts are
non-rated and all penetrations will be sealed at the slab level.
Item 1d - Construction Joint
A destructive audit of the service penetrations was undertaken. An audit of the garages, units and
subfloor was undertaken. Generally, the slab soffits are plasterset throughout the units.
We did not identify any construction joints within the building.
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The brickwork is loadbearing in this building and supports the slabs over and therefore this junction is
considered to be satisfactorily sealed.
Modification Request:
We respectfully request that council discretion be applied to remove this onerous requirement from
the fire order as we did not observe any construction joints within the brickwork or reinforced
concrete slabs that require sealing.
4.0
Staging Modification
The following is made based on the recommendations as detailed in the report prepared by Incode
Solutions Pty Ltd dated 20 March 2019 (REF 2019045). The term references correlate with that report.
It is requested that Council review the staging of the order in respect to the schedule outlined below.
This modifies Appendix 5 of the Incode Solutions report. The below staging aligns with trade packages
for different contractors and ultimately factors in costs which in our experience are best categorised
as follows, including typical works which may be necessary:
Item
Stage 1 – 3 Months – By 12 September 2020
1a(i)
Fire Doors – Rectify three doors and provide certification certificate.
2f
Window Restrictors – Generally installed in all units. Certificate to be provided by
owners Corporation contractor.
2g
Fire Hydrant – An assessment has been undertaken by EBS. Assessment to be issued to
council for fire brigade comments.
2h
Installation of PFE’s
2i (i) and (ii)
Smoke Alarms within Residential Units
2i (i) and (ii)
Smoke detection system in Common Areas
2j (i)and (ii)
Building occupant warning system
2k
Emergency Lighting
2l (i) and (ii)
Exit Signage and directional signage
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Item
Stage 2 – 12 Months – 12 June 2021 (as per Incode Timing)
1a (iii)
Replace Level 1 podium doors with new self-closing fire doors.
2a
Construction of Switchboard (non-combustible)
2b
Nosing Strips
2c
Upgrade existing balustrades
2d
Upgrade existing handrails
2e
Compliant door hardware
Item
Stage 3 – 24 Months - 12 June 2022 (as per Incode Timing)
1b(i)
1a(ii)
1b(iii)
1c
Top floor ceiling – Rectify penetrations through ceiling
Fans in Foyers
Wall and Ceiling Penetrations
Wall and Ceiling Penetrations
Fire safety Audit / Final Fire Safety Certificate
Item
Deleted
1d
Construction Joints
1b(ii) and b(iv)
Riser shafts and access hatches -non-rated shafts
5.0
Consideration by Council
We request that council consider the above scope of works and request for amendments to the terms,
the timing and staging of the notice/order. The amendments are necessary to allow sufficient time for
the Owners corporation to raise the necessary funds and for the contractors to complete the works.
If you have any queries or require any further information, please do not hesitate to contact the
undersigned.
Sincerely,
Matthew Harriman
Director
ENHANCED building services
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-EOT -1/mh | 5
ebs.sydney
21 October 2020
Northern Beaches Council
725 Pittwater Road,
Dee Why NSW 2099
Kristy.Brown@northernbeaches.nsw.gov.au
Dear Kristy,
RE:
14 GRAYLIND CLOSE, COLLAROY - EPA2019/0101
EXTENSION OF TIME AND REQUEST TO MODIFY FIRE ORDER
Reference is made to the fire safety order dated 06 May 2019. Enhanced Building Services have been
engaged to project manage, audit and prepare tender documentation to address the fire order.
The purpose of this letter is to request an extension of time based on our recent audits, tender period
and request council to amend the terms of the fire order as a result of our assessment of the property
as outlined above.
Enhanced Building Services (EBS) has undertaken all required audits as per the Incode Solutions Pty
Ltd dated 20 March 2019 (REF 2019045). A specification has been prepared and issued to the
competitive market.
Since our last correspondence with council, a number of delays have hampered the progress of the
project including:
 Internal adjustments of EBS employees and workloads. This delayed the project 4 weeks.
 Contractors delayed the submissions of tenders by 6 weeks due to their heavy workloads.
 In accordance with the Strata Managements Act, the owners have to await the tender submissions
prior to calling an Annual General Meeting (AGM) to approve quotations and raise funds for the
project.
Moving forward, an AGM was scheduled to be held on Tuesday 20 October 2020. I have not been
provided with the outcomes of the AGM. A meeting is proposed for Monday 02 November 2020 to
finalise the contractor selection process.
The owners corporation do not currently have the funds to facilitate the large expense of the fire order
works. The proposed works have been estimated to cost $250,000.00 to address the fire order. Stage
1 of the fire order works has been costed at $65,000.00. The owners currently have $32,000.00
available for works.
Under the requirements of NSW fair trading standard contract for building works over $20,000.00, a
home building compensation fund insurance certificate must be implemented as part of signing the
contract. As part of this contract agreement, the owners corporation are required to show proof of
funds to cover the cost of the project.
The owners are raising special levies to cover the costs of the fire order works. The owners are raising
additional funds to cover the stage one works of $30,000.00 proposed to be paid by January 2021.
1300 300 327 | admin@ebs.sydney
As such, it is requested that Council review the staging of the order in respect to the schedule outlined
below. The below staging also aligns with trade packages for contractors which in our experience are
best categorised as follows, including typical works which may be necessary. I note that the below
time frame takes in consideration of the Christmas Holiday period and office closures.
Item
Stage 1 – 4 Months – By 21 February 2020
1a(i)
Fire Doors – Rectify three doors and provide certification certificate.
2f
Window Restrictors – Generally installed in all units. Certificate to be provided by
owners Corporation contractor.
2g
Fire Hydrant – An assessment has been undertaken by EBS. Assessment to be issued to
council for fire brigade comments.
2h
Installation of PFE’s
2i (i) and (ii)
Smoke Alarms within Residential Units
2i (i) and (ii)
Smoke detection system in Common Areas
2j (i)and (ii)
Building occupant warning system
2k
Emergency Lighting
2l (i) and (ii)
Exit Signage and directional signage
Stage 2 – On Track for 12 June 2021.
Stage 3 – On Track for 12 June 2022.
5.0
Consideration by Council
We request that council consider the above scope of works and request for amendments to the terms,
the timing and staging of the notice/order. The amendments are necessary to allow sufficient time for
the Owners corporation to raise the necessary funds and for the contractors to complete the works.
If you have any queries or require any further information, please do not hesitate to contact the
undersigned.
Sincerely,
Matthew Harriman
Director
ENHANCED building services
Attachments: Tender Evaluation Report.
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`
ebs.sydney
TENDER ASSESSMENT REPORT –
FIRE AND LIFE SAFETY UPGRADES
Prepared for:
The Owners – Strata Plan 5187
C/- Strata Excellence
Level 21, 133 Castlereagh Street
Sydney NSW 2000
Address:
14 Graylind Close, Collaroy
Client Contact: Gary Jennings
gary@strataexcellence.com.au
Prepared by:
Matthew Harriman
matthew@ebs.sydney
Reference:
18193-Tender Eval-1
Date:
29 September 2020
1300 300 327 | admin@ebs.sydney
Table of Contents
TENDER ASSESSMENT REPORT – ........................................................................................................................ 1
FIRE AND LIFE SAFETY UPGRADES ...................................................................................................................... 1
1.0
Project Overview ................................................................................................................................... 3
1.1.
Introduction ...................................................................................................................................... 3
1.2.
Scope of Works ................................................................................................................................. 3
1.3.
Contractors ....................................................................................................................................... 3
1.3.1.
Electrical ....................................................................................................................................... 3
1.3.2.
Building ......................................................................................................................................... 4
1.3.3.
Passive .......................................................................................................................................... 4
1.4.
Contingency Sums ............................................................................................................................. 4
1.5.
Provisional Sums ............................................................................................................................... 4
2.0
Tender Comparison ............................................................................................................................... 5
2.1.
Tender Conformity ............................................................................................................................ 5
2.2.
Provisional sums/quantities.............................................................................................................. 5
2.3.
Additional Rates ................................................................................................................................ 5
2.4.
Tender Submissions .......................................................................................................................... 6
2.4.1.
Electrical Works ............................................................................................................................ 6
2.4.2.
Builders Works ............................................................................................................................. 7
2.4.3.
Passive Works ............................................................................................................................... 8
3.0
Conclusion ............................................................................................................................................. 9
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1.0 Project Overview
1.1. Introduction
Reference is made to our recent engagement by the Owners Corporation of Strata Plan 5187 to
prepare a tender document pertaining to the rectification and upgrading of the existing fire and life
safety measures installed within the building at the subject premises.
Our office has since issued this tender document to the competitive market and obtained tender
submissions from reputable and qualified contractors.
A copy of this tender document is attached in Appendix B of this report.
1.2. Scope of Works
The proposed scope of works for Stage 1 for the rectification and upgrading of the existing fire and
life safety measures is summarised as follows:
Electrical Works:





Test and certify existing emergency lighting system.
Supply and install illuminated directional and exit signage.
Install new hard-wired automatic smoke detection and alarm system within units.
Install new hard-wired automatic smoke detection and alarm system within commons.
Supply and install a portable fire extinguisher at each internal common level.
Builders Works:





Upgrade handrails and balustrades throughout the building.
Upgrading existing enclosure to main electrical switchboard rooms.
Upgrading of existing unit fire doors and replacement of common area podium fire doors.
Installation of a non-slip nosing strip to every stair nosing throughout the building.
Potential upgrade of foyers with a suspended plasterboard ceiling.
Passive Works:

Rectification of non-compliant service penetrations through fire rated elements.
1.3. Contractors
Enhanced Building Services invited the following contractors to provide a competitive tender
submission for various components of work as outlined within the tender document.
The invited contractors are known to our office. We have no hesitation in recommending any of
these companies and we are confident that all contractors can undertake the upgrading works in a
professional manner and provide a high level of workmanship. We have project managed many
upgrade works utilising the services of these contractors on recent projects in which have been
completed satisfactorily.
A copy of the individual tender submissions is contained with Appendix A of this report.
1.3.1.
Electrical


Fire Management Solutions
Advantage Fire
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1.3.2.
Building


1.3.3.
Evolution Built
Project 85
Passive


ASH Passive.
All Systems Passive Fire Protection
1.4. Contingency Sums
A contingency sum is an amount of money that the Owners Corporation should set aside for any
additional works that may arise during the proposed upgrade works. Due to the nature of existing
buildings, it is our experience that as contractors commence works that other defects are identified
which were unforeseen. This is common where ceilings and shafts are opened for repair works.
Therefore, for budgetary purposes, once a successful contractor is selected, we recommend that
the Owners Corporation set aside a minimum contingency of 10%-15% of the final contract amount
to allow for any unforeseen works.
1.5. Provisional Sums
A provisional sum or provisional quantity is either a cost amount or quantity that is allocated for
upgrading works which are not fully specified in the Contract when the contract is entered into.
Again, due to the nature of existing buildings, it is common that provision sum/quantity amounts
are included for certain items where the full extent of the works are not currently known.
Where a provisional sum/quantity has been provided, we have requested the contractors to
provide a schedule of additional rates which is a set rate for works that are unknown and/or not
within the current scope of works. This rate forms part of the contract agreement and ensures that
the contractor applies this rate for works required under the provisional sum/quantity allocated.
At the completion of works, the remaining amount of the provisional sum/quantity can be off-set
against the contracted amount. If the works are less than that allowed for, this would result in a
credit to the Owners Corporation. Similarly, the reverse can occur where this provisional
sum/quantity may be exceeded and result in additional costs to the Owners Corporation. Where
these amounts are provided, these have been provided conservatively by our office as the extent
of the works is unknown.
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2.0 Tender Comparison
2.1. Tender Conformity
The tender submissions have been reviewed by our office to ensure conformity with the tender
documents and to identify if the contractor has provided a cost for all the works required. Generally,
the tender submissions received are conforming and valid in this instance.
2.2. Provisional sums/quantities
The following provisional sums and quantities have been allocated for specific work packages.
Tender
Document Item
reference
Scope of works
Provisional amount
Electrical Works
3.3.2
3.3.9.3.1
3.3.9.3.4
Supply and install 15 smoke alarms throughout the 15 smoke alarms.
units. There are x4 two-storey units.
The contractor shall allow to supply and install new 2 downlights per level.
recessed LED downlighting throughout
the foyers.
The contractor shall allow to supply and install a
minimum of two (2) downlights per level.
The existing lighting circuit maintains a push button 1 motion sensor per
switch system. The contractor shall allow
level.
to remove the existing light switches and install a
motion sensor recessed into the new ceiling
linings at each end of the foyers.
Allow one (1) motion sensors per level.
Building Works
4.4.3
A non-slip stair nosing strip is to be installed across all An allowance of 130
stair riser nosings throughout the fire isolated stair.
nosing strips is allowed.
Passive Works
5.1.3
For the purposes of tendering, the contractor shall 8 square meters per
allow to remove and reinstate the existing ceilings.
bathroom/ensuite
2.3. Additional Rates
The tender document requested the contractors provide a schedule of additional rates as discussed
in Part 1.5 of this report. The full schedule of rates can be found in part 6.2 of the tender document
contained within Appendix B of this report. The following analysis is made based on the more
important additional rates that could subsequently increase or decrease costs for any unforeseen
works.
The contractors have not provided a cost for the additional rates that could subsequently increase
or decrease costs for any unforeseen works. We have requested each contractor to provide a
schedule.
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2.4. Tender Submissions
The following tender submissions were received by our office. We recommend that the Owners
Corporation compare the lump sum prices. The individual cost breakdown for various items of
work is provided as a pricing guide only.
2.4.1.
Electrical Works
The following lump sum prices were obtained for the proposed electrical works.
Fire Management Solutions Pty
Ltd
Advantage Fire Pty Ltd
Preliminaries
$440.00
2.1 HBCF Insurance
$980.00
3.1 Emergency Lighting System
(Audit)
$560.00
$750.00
3.2 Exit Signage
$3,120.00
$2,900.00
3.3 Smoke Detection and Alarm
System - Units
$5,197.50
$1,500.00
$51,500.00
3.3 Smoke Detection and Alarm
System - Commons
$44,320.00
3.4 Portable Fire Extinguishers
$1,240.00
$1,090.00
Cost submitted based on tender
document
$55,857.50
$57,740.00
GST
$5,585.75
$5,774.00
$61,443.25
$63,514.00
TOTAL LUMP SUM PRICE
Comments and Recommendations:
Generally, the tender submissions received are generally within a comparable price range and are
not considered excessive, taking into consideration the extent and requirements of the proposed
project. We are therefore confident that an accurate representation of the value of the works has
been achieved.
We recognise the probability that the decision reached by the Owners Corporation will essentially
be based on cost, and as such we would recommend Fire Management Solutions Pty Ltd.
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-Tender Eval-1/vp | 6
2.4.2. Builders Works
The following lump sum prices were obtained for the proposed builders works.
Evolution Built Pty Ltd
Project 85 Pty Ltd
$1,500.00
$1,000.00
$950.00
$1,000.00
2.0 Preliminaries
2.1 HBCF Insurance
4.1 Barriers
4.1.3.1 Residential
Lobby Option 1 –
Timber and Stainless
2 Options: Timber/Stainless or Glass
$17,800.00
4.1.3.2 Residential
Lobby Option 2 –
Glass
4.1.4.1
External
Common
Area
Option 1 – Stainless
Steel
$18,600.00
$24,950.00
$12,950.00
4.1.4.2
External
Common
Area
Option 2 – Glass
System
$25,700.00
$14,150.00
$11,260.00
$12,700.00
4.1.5.1
Carpark
Driveway Option 1 –
Stainless
steel
balustrade
$9,200.00
$10,550.00
4.1.5.2
Carpark
Driveway Option 2 –
Blockwork Capping
$4,300.00
$4,750.00
4.2 Non-Combustible
Enclosure
$1,980.00
$1,800.00
4.3 Fire Doors
$4,700.00
$4,700.00
4.4 Stair Nosings
$8,800.00
$9,350.00
Cost
submitted
based on tender
document
$52,980.00
$58,440.00
$55,350.00
$61,000.00
GST
$5,298.00
$5,844.00
$5,535.00
$6,100.00
TOTAL LUMP SUM
PRICE
$58,278.00
$64,284.00
$60,885.00
$67,100.00
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-Tender Eval-1/vp | 7
Comments and Recommendations:
Generally, the tender submissions received are generally within a comparable price range and are
not considered excessive, taking into consideration the extent and requirements of the proposed
project. We are therefore confident that an accurate representation of the value of the works has
been achieved.
We recognise the probability that the decision reached by the Owners Corporation will essentially
be based on cost, and as such we would recommend Evolution Built Pty Ltd.
2.4.3. Passive Works
The following lump sum prices were obtained for the proposed passive works.
Allsystems Passive Fire
Protection Pty Ltd
ASH Passive Pty Ltd
Units – Fire Stopping Rectification
Works
$57,420.00
-
Units – Repairing Ceilings
$44,292.00
-
Common Areas – Fire Stopping
Rectification Works
$21,120.00
-
Cost submitted based on tender
document
$119,832.00
$00,000.00
GST
$11,983.20
$00,000.00
$131,815.20
$00,000.00
TOTAL LUMP SUM PRICE
Comments and Recommendations:
The tender submission received from Allsystems was the only tender received for the proposed
passive works. The tender, when assessed against recently completed passive projects, is comparable
price range and are not considered excessive when taking into consideration the extent and
requirements of the proposed project. We are therefore confident that an accurate representation of
the value of the works has been achieved.
ASH Passive Pty Ltd have advised our office that their current workload is high and as such could not
provide a tender submission. ASH Passive had advised that they will be in a position to quote the
project ifor works to commence next year. I have requested that ASH Passive provide their costs.
Based on the nature of the fire order and the time frame the owners corporation are required to
adhere to, we recommend Allsystems PFP Pty Ltd to undertake the works. Our office has project
managed many upgrade works utilising the services of this contractor on recent projects in which
have been completed satisfactorily.
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-Tender Eval-1/vp | 8
3.0 Conclusion
The selection of the winning contractors is solely at the discretion of the Owners Corporation. Enhanced
Building Services have provided various recommendations throughout this report to assist the Owners
Corporations identify and understand the extent of the upgrade works and what the various contractors
are willing to provide to serve the clients best interests.
As a guide, we recommend the owners consider the following contractors for each stage of works. The
decision is at the discretion of the owners corporation.



Electrical Works – Fire Management Solutions – $61,443.25
Builders Works – Evolution Built – Using Option 2: $64,284.00
Passive Works – Allsystems PFP – $131,815.20
After the selection of a Contractor, Enhanced Building Services will prepare relevant contracts and engage
the selected contractors on behalf of the Owners Corporation.
For further information or clarification, please do not hesitate to contact the undersigned.
Sincerely,
Matthew Harriman
Director
ENHANCED building services
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-Tender Eval-1/vp | 9
ebs.sydney
17 March 2021
The Owners – Strata Plan 5187
C/- Strata Excellence
Level 21, 133 Castlereagh Street,
SYDNEY NSW 2000
gary@strataexcellence.com.au
Dear Gary,
RE:
14 GRAYLIND CLOSE, COLLAROY | PROJECT MANAGEMENT SERVICES
We would like to thank you for the invitation and advise that we would be pleased to participate in
the above project.
Enhanced Building Services aim to be above the rest by maintaining a high level of professionalism,
honesty and integrity ensuring our work is of the highest standard. Efficiency, quality and client
satisfaction is paramount to our business.
Our experience and ability to provide solutions for unique situations allows us to be second to none
and excel in any project no matter how complex the building is.
Our goal is to collaborate with our clients to strategically plan and coordinate every project to ensure
that we achieve an unsurpassed outcome.
We specialise in both the commercial and residential sector. We offer a range of services including;
Building Regulations Consultancy, Project Management, Fire Order Management, Building Defect
Reports, Expert Witness Services and Defect Rectification Management.
Please find our fee proposal attached below. If you wish to engage our services for the subject
property, please ensure all contact and invoicing details are completed in the fee acceptance section
of this request and returned to admin@ebs.sydney.
If you have any queries or require any further information, please do not hesitate to contact the
undersigned.
Sincerely,
Matthew Harriman
Director
ENHANCED building services
1300 300 327 | admin@ebs.sydney
Fee Proposal
In considering our discussions and the project requirements, we have tailored the following Scope of Works
specifically for your project:
Stage 3 – Project Management of Works
Project Management of the Fire Safety Upgrade Works, including:
3a. Electrical Works
Periodic inspections during the fire safety upgrade works to ensure the requirements of the contract and
Specification are achieved, and to ensure that the quality of the works is to an acceptable standard. Four (4)
inspections allowed for the electrical works.
3b. Building Works
Periodic inspections during the fire safety upgrade works to ensure the requirements of the contract and
Specification are achieved, and to ensure that the quality of the works is to an acceptable standard. Seven
(7) inspections allowed for the building works.
This includes inspections of the aesthetical plasterboard upgrades.
3c. Passive Works
Periodic inspections during the fire safety upgrade works to ensure the requirements of the contract and
Specification are achieved, and to ensure that the quality if the works is to an acceptable standard. Twelve
(12) inspections allowed for the passive works.
Overall services:
−
−
−
−
−
−
−
Awarding of the Contract to the preferred contractor, on behalf of the Owners.
Prepare the contract and include all documentation for execution of contract by both Parties.
Answering requests for information (RFI’S) from the Contractor.
Review and approval of progress claims from the Contractors.
Review and approval of variations (if required) from the Contractor.
Liaise with council during the upgrade works to discuss the work component (as necessary).
Liaise with the Owners regarding the above.
Note: The Owners will be responsible for arranging access throughout the building, as required, to allow the
required fire safety upgrade works to be completed.
Stage 4 – Certification
− Undertake an inspection of all completed works to ensure compliance with the fire order.
− Prepare a Final Fire Safety Certificate of the installed fire safety measures throughout the building.
− Liaise with Council for the lifting of the Fire Safety Order.
Note: if the fire order is completed in stages over a long time period and not during a single time period,
a stage inspection will be required. We would allow a budget estimate of $1,250 plus GST per
inspection.
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-f2 | 2
Cost of Works
The total value of each scope of work listed above is outlined in the following fee schedule:
Stage
Scope of Work
Our Fee (Exl. GST)
Stage 3a
Project Management
$4,400.00
Stage 3b
Project Management
$6,600.00
Stage 3c
Project Management
$12,100.00
Stage 4
Final Certification
$3,150.00
Commencement
Enhanced Building Services may commence within 10 business days on our appointment being accepted in
writing, with the works being completed within the discussed and agreed time frame. Note the duration of
the works may be delayed due to external influences such as contractor delays.
Acceptance of Services
The terms of engagement are to be in accordance with our terms and conditions, a copy of which is attached
for your consideration. Please fill in the fee acceptance form attached herewith as a formal acceptance and
agreement.
The agreed fee is to be paid in full prior to the release of any final report or as invoiced monthly.
For buildings constructed prior to the 31st of December 2003, and/or in a building where asbestos has been
identified, an asbestos register and asbestos management plan for the building is to be provided prior to any
works being carried out.
Variations
Where the scope of work is increased, an additional fee will be provided for consideration, unless agreed
otherwise, the additional fee will be based on the extent of the works required. The client will be notified
immediately or at the earliest convenience to discuss the additional works.
Where project management of a stage is altered by variations and extensions of time submitted by the
contractor, additional fees will be applicable.
Payment
Direct Deposit:
Account Name: Enhanced Building Services Pty Ltd
Bank: Commonwealth Bank
BSB: 062-692
Account: 3941 5664
Please quote the invoice number as a payment reference and send the remittance advice to
accounts@ebs.sydney
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-f2 | 3
Exclusions
− Further designs and reporting from suitable contractors may be required to obtain an accurate scope of
works.
− This fee proposal provides for the services as outlined in the “scope of works”, attendance at any
meetings as listed or additional requirements will be carried out (upon approval) at the rates specified in
the attached terms and conditions.
− The scope of works as outlined above does not include the assessment or preparation of any Alternative
Performance Solution as a means of compliance with the BCA.
Hourly Rates
The following hourly rates are applicable for additional works required:
Employee
Fee per hour (Exl. GST)
Director
Senior Building Regulations Consultant
Building Regulations Consultant
Senior Project Manager
Project Manager
Project Coordinator
$350.00
$275.00
$250.00
$250.00
$220.00
$175.00
Conclave /Litigation /Court
Director
$420.00
Senior Building Regulations Consultant
$330.00
Building Regulations Consultant
$300.00
Senior Project Manager
$295.00
Project Manager
$250.00
Travel time to and from Padstow NSW is billed at the appropriate
hourly rate above.
Insurances
The following insurances are implemented:
Insurance
Insurer
Policy No
Value
Professional Indemnity
Public Liability
Workers Compensation
Liberty Aus
CGU Insurance Australia
icare workers insurance
MI-SY-SPC-01-161105-PI
4162199
179713501
$2,000,000
$10,000,000
N/A
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-f2 | 4
ENHANCED BUILDING SERVICES PTY LTD TERMS AND CONDITIONS
Safety Policy
The safety policy of Enhanced Building Services Pty Ltd is that all employees be provided with a safe and healthy work
environment in accordance with the Work, Health and Safety Act 2017. We will provide all necessary safety equipment
and clothing to complete work in a safe environment when required.
Confidentiality
It is a condition of our quotation that it shall remain confidential, none of its terms and conditions, including price is to be
discussed with any third party without our written consent.
Validity
Our offer will remain open for acceptance for four (10) weeks from the date of this fee.
Conditions of Contract
As the conditions of contract applicable have not been referenced in your inquiry, we inform that before the acceptance
of an order for the works, the conditions of contract will be this fee proposal as mutually agreed with our company.
Working Hours
Our offer is based on all works being carried out during a normal working week between 8:00a.m to 5:00p.m.
Standard of Care
Enhanced Building Services shall exercise reasonable skill and care in the performance of the Services in conformity with
relevant and applicable professional standards. Enhanced Building Services does not warrant and shall not be liable for
the work of subcontractors or other persons engaged by the Client.
Scope of Work
Enhanced Building Services will not make any material alteration, addition, deletion or omission from the Client’s brief
for the Services except if Enhanced Building Services is unable to carry out the relevant part of the brief for any reason,
with the Client’s agreement or in the case of an emergency, in which case Enhanced Building Services will notify the
Client at the earliest opportunity.
Upon the request of Enhanced Building Services, the Client shall in a timely manner provide all information and
documents that Enhanced Building Services considers necessary or of assistance for the provision of the Services.
Unless otherwise specific, Services do not include the provision by Enhanced Building Services of interim results or
report, either verbal or written.
Variations
Where Enhanced Building Services considers that the authorised expenditure limit or duration of the Project is likely to
be exceeded, Enhanced Building Services will inform the Client as soon as reasonably practicable. Where the scope of
work is increased, an additional fee will be payable and, unless agreed otherwise, the additional fee will be based on
the then current hourly rates charged by Enhanced Building Services.
Where project management of a stage is altered by variations and extensions of time submitted by the contractor,
additional fees will be applicable.
Intellectual Property
Intellectual Property in all Contract Material and in all designs, concepts, products, reports and processes developed by
Enhanced Building Services in respect of a Project, or otherwise, vests in Enhanced Building Services. Provided that the
Client has paid to Enhanced Building Services all fees and expenses due to Enhanced Building Services under the
Contract, the Client shall have the right to use the Contract Material (including copies thereof) for purposes of the
Project only. The Client shall not use or disclose the Contract Material (or copies thereof) for any other purpose without
the written consent of Enhanced Building Services.
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-f2 | 5
Payment Terms
Subject to this clause – Payment Terms, the Client shall pay Enhanced Building Services the Fees for the Services as a
debt due and owing without any set off.
Where the scope of the work is increased, an additional fee will be payable at the Hourly Rates unless otherwise agreed.
Enhanced Building Services shall provide the Client with one (1) month’s written notice of any increase to the Hourly
Rates.
In addition to the Fees, the Client shall pay Enhanced Building Services the following disbursements incurred by
Enhanced Building Services in connection with the Project as a debt due and owing without any set off:
(a) car parking; (b) council lodgment fees; (c) courier costs; (d) NSW Fire & Rescue Application fees; (e) if set out in the
Fee Proposal, travel expenses; (f) if Fees are charged at Hourly Rates, travel time at the rate set out in clause 21; and (g)
any other matter set out in the Fee Disclosure or agreed to by the parties.
Enhanced Building Services will submit to the Client invoices for the Services either: (a) at monthly intervals or (b) upon
work being completed, at Enhanced Building Service’s discretion. Payment by the Client of an invoice will be due within
fourteen (14) days of receipt by the Client of the invoice, except that minor services with a cost of less than $500 shall
be payable by the Client within seven (7) days of receipt of the invoice for the service.
Should the Client fail to pay an invoice by the due date, interest will be payable by the Client at the then current overdraft
rate of St George Bank up to the date thirty (30) days after the due date. If an account is unpaid after thirty (30) days,
interest will be payable by the Client at a rate of 12% per annum. Enhanced Building Services reserves the right to cease
work on the Project while any amount under the Contract is due and payable.
The Client waives its rights to dispute a debt the subject of a tax invoice issued by Enhanced Building Services under the
Contract if it does not serve on Enhanced Building Services a written notice setting out the nature and reasons for the
dispute within 7 days of receipt of the tax invoice, such waiver to take effect upon the expiry of the 14 days.
All fees, rates and expenses are GST exclusive unless otherwise stated in the Contract. Accordingly, where the Service is
subject to the Goods and Services Tax (GST) under the A New Tax System (Goods and Services Tax) Act 1999, GST at the
rate payable under that Act will be added and charged to the Client.
The Client agrees that it is liable for and hereby indemnifies Enhanced Building Services against all costs, charges,
expenses, loss and damage (including but not limited to recovery costs and legal costs on an indemnity basis) incurred
by Enhanced Building Services as a result of or in connection with the Client’s breach of the Contract.
Approvals
The Client shall at its own cost make all necessary arrangements in regard to the issue of or obtainment of permits and
access approvals, unless otherwise specific in the Contract.
Client Representatives
The Client shall nominate, in writing, the person or persons with the authority to act on behalf of the client for all
purposes in connection with the Project. Where more than one person is nominated, the Client shall specify any
limitations of the authority of designated persons.
Time for Completion
Enhanced Building Services shall perform the Services in accordance with the time frames for completion stipulated in
the Fee Proposal or, if not time frames are stipulated, in a timely manner.
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-f2 | 6
Termination
The Contract may be terminated by either party without reason upon seven (7) days’ written notice to the other party.
In the event of termination of the Contract, the Client shall pay Enhanced Building Services all Fees and expenses payable
by the Client under the Contract incurred up to and including the date of termination upon provision of a tax invoice. If
the Fees are fixed fees, the Client shall pay Enhanced Building Services fees for any unbilled Services that have been
provided at the Hourly Rates.
Notices
Correspondence and notices served between the parties in connection with the Contract must be in writing and served
by one of the following methods:
(i) By prepaid mail to the last known address of the address, in which case the notice will be deemed to have
been served four (4) days after postage;
(ii) By delivering it personally to the last known address of the addressee;
(iii) By emailing it to the last known email address of the address, in which case the notice will be deemed to have
been served on the business day the email was sent, or if sent after 5.00 pm or not on a business day, on the
next business day.
Changes in the Law
If after the date of the Fee Proposal there are any changes to the laws, by-laws, regulations or ordinances of the
Commonwealth of Australia, a State or Territory of Australia or any statutory authority that directly or indirectly
decreases or increases costs or reimbursable expenses incurred by Enhanced Building Services in the performance of
the Services, then the amount payable by the Client to Enhanced Building Services will be decreased or increased
accordingly.
Law of the Contract
The Contract is governed by the law of the State of NSW. Each party irrevocably submits to the non-exclusive jurisdiction
of the courts of New South Wales.
Publicity
The Client must not make any press release or public statement concerning the Project without the prior written
consent of Enhanced Building Services. The Client must not use the results of the Services performed by Enhanced
Building Services under the Contract to promote the Client’s business, goods or services or to represent, expressly or
implicitly, that Enhanced Building Services supports or endorses the Client’s business, goods or services unless Enhanced
Building Services has given its express written consent to do so.
Remedies
Subject to this clause – Remedies, to the extent permitted by law, should Enhanced Building Services fail to exercise
reasonable skill and care in the performance of the Services, Enhanced Building Services shall re-perform, free of charge,
any part of the Services which were not provided to the standard required by the Contract provided the Client has given
written notice to Enhanced Building Services of the failure within twenty-eight (28) days of the initial completion of the
Services.
To the extent permitted by law, Enhanced Building Services shall not be liable for loss of earning or profit, loss of interest
or any other indirect or consequential damages, loss or expense caused by or arising from its breach of contract,
negligence or breach of statute. The Client expressly indemnifies Enhanced Building Services, its directors, officers,
employees, contractors, agents and consultants from any claim or demand for any such damage, loss or expense.
Caveats
The Client and Enhanced Building Services agree that Enhanced Building Services will have an equitable interest in any
property owned by the Client to the extent of any and all payments due and payable by the Client to Enhanced Building
Services under the Contract.
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-f2 | 7
Verbal Instruction
If not signed and returned to Enhanced Building Services, acceptance of these Terms and Conditions will be deemed to
have been made by continuing instruction.
Liability
To the extent permitted by law, Enhanced Building Service’s liability under the Contract is limited to the extent of the
Insurance Cover.
Definitions and Interpretation
If any part of the Contract is invalid or unenforceable, the Contract does not include it. The remainder of the Contract
continues in full force.
The Client may not assign this Deed, or any part thereof, to any person without the prior written consent of Enhanced
Building Services. The following words are defined terms referred to in these Terms and Conditions:
“Enhanced Building Services” means Enhanced Building Services Pty Limited.
“Business Day” means a day that is not a Saturday, Sunday or public holiday in New South Wales.
“Client” means the entity identified as the client in the Fee Acceptance Form.
“Contract” means the agreement between Enhanced Building Services and the Client for the provision by Enhanced
Building Services to the Client of the Services, comprised of these Terms and Conditions, the Fee Proposal and the Fee
Acceptance Form.
“Contract Material” means all documents, equipment, software, information and data produced by Enhanced Building
Services in the performance of the Services.
“Fees” means the fees set out in the Fee Proposal.
“Fee Acceptance Form” means the Fee Acceptance Form to which these Terms and Conditions are attached.
“Fee Proposal” means the fee proposal issued by Enhanced Building Services to the Client in respect of the Services.
“Hourly Rates” means the hourly rates set out in clause 21.
“Insurance Cover” means the insurance cover held by Enhanced Building Services set out in clause 22.
“Intellectual Property” means all rights in copyright, patents, registered and unregistered trademarks, registered
designs, trade secrets, know-how, confidential information, circuit layouts and all other rights resulting from intellectual
activity in the industrial, scientific, literary and artistic fields. Information is not confidential if (a) it is in the public domain
other than as a result of disclosure by the providing party, its directors, employees, agents, consultants or contractors
in breach of these Terms and Conditions or (b) the receiving party can prove the information was known to it prior to
disclosure to it by the providing party or (c) it is information that is required to disclose by an applicable law or an order
of any judicial or regulatory body.
“Project” means the project or job which is the subject of the Services.
“Services” means the consultancy services relating to building, construction and design set out in the Fee Proposal and
as otherwise agreed by the parties from time to time.
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-f2 | 8
ebs.sydney
16 September 2021
Northern Beaches Council
725 Pittwater Road,
Dee Why NSW 2099
Kristy.Brown@northernbeaches.nsw.gov.au
Dear Kristy,
RE:
14 GRAYLIND CLOSE, COLLAROY - EPA2019/0101
EXTENSION OF TIME AND REQUEST TO MODIFY FIRE ORDER
Reference is made to the Fire Safety Order dated 06 May 2019. Enhanced Building Services have been
engaged to Project Manage, Audit and Prepare Tender Documentation to address the Fire Safety
Order.
The purpose of this letter is to request an extension of time based on the recently imposed NSW
Health COVID-19 Lockdown restrictions and requirements.
Enhanced Building Services (EBS) has undertaken all required audits as per the Incode Solutions Pty
Ltd dated 20 March 2019 (REF 2019045). A specification has been prepared and issued to the
competitive market. Tenders have been received from the competitive market and the successful
Contractors have been selected.
The Stage 1 – Electrical Works have been undertaken and completed in full, with certificates issued.
Currently, the Stage 2 – Builders Works are awaiting to be undertaken.
Since our last correspondence with council, a number of delays have hampered the progress of the
project. An outline of recent events and delays is outlined as follows:
> Stage 2 – Builders Works contracts prepared.
> The Contractor, Evolution Built Pty Ltd, has undertaken the aesthetic plasterboard works for the
concealment of newly installed electrical wiring and conduits following the completed works of
the Stage 1 – Electrical works. This included the installation of a new Automatic fire detection
system, Building Occupant Warning System, and emergency lighting system within the common
area foyers at each level.
> The newly installed fire safety equipment was fixed and/or recessed within the newly installed
suspended plasterboard ceiling and the vertical cabling concealed behind newly installed
plasterboard walls.
> Owners signing the Works Contract. This delayed the project 4 weeks due to miscommunication
and issues raised with details within the Contract.
> In accordance with the Strata Managements Act, the owners have to await the tender submissions
prior to calling an Annual General Meeting (AGM) to approve quotations and raise funds for the
works of Stage 2.
> The Owners Corporation wanted to hold a meeting to approve the funds and for the works
required as per Stage 2 – Builders Works.
> Following this meeting and the subsequent approval to carry out the works, the Contract was
finally signed by the Strata Manager with approval given by the Owners Corporation.
1300 300 327 | admin@ebs.sydney
>
>
>
>
>
>
>
>
>
>
>
>
>
>
The Contractor was scheduled to commence the required balustrade works to the internal
common area foyer stair balustrades and required external common area balustrades.
Additionally, the Contractor was scheduled to commence the installation of stair nosing strips to
all required stair risers within the common areas.
The current COVID-19 outbreak hit.
The 28 June NSW Health COVID-19 full Lockdown restrictions to the Greater Sydney area was
implemented and resulted in a stoppage to all construction.
An amendment to the lockdown requirements allowed for the recommencement of the
Construction industry, however, excluding the 8 LGA’s that are deemed ‘hotspots’.
The Head Contractor – Evolution Built, the balustrade contractor and the EBS Team are all located
within the 8 LGA’s. As a result, the project is on hold.
The 28 July update advised that the Government made amendments to the implemented
restrictions that permitted fire safety works, and therefore our work falls under this amendment
as authorised workers.
I believe there is conflicting information that has been provided to the Strata plans and
committees, only two (2) cleaners allowed within a foyer.
I note the building of concern is mainly occupied by the lot owners.
I have been informed by the Owners Corporation that they do not wish any tradesmen or EBS
personnel onsite that are from the Local Government Areas (LGA’s) deemed to be ‘Hotspots’ by
NSW Health.
The balustrade contractor requires minimum 4 tradesmen on site to undertake the works due to
the glass work required, included handling, moving and installing the glass panels.
It is imperative to the works required and to comply with the implemented health orders and
restrictions that we make sure the owners corporation and then the unit occupants themselves
comply with the health orders. This includes determining if any occupants are close or casual
contacts, in which case that they are isolating in accordance with the requirements of the health
advice. Further to this, we must ensure the unit occupants follow the requirements such as
wearing masks while travelling within the common area foyers and external areas of the property.
It is intended that communication is implemented between EBS personal, the Contractor and
tradesmen, and the Owners Corporation to enforce the wearing of masks throughout the duration
of works.
Based on this, the abovementioned status results in no available personnel or tradesmen to
attend Site due to the LGA’s that they reside in. Therefore, with no available personnel allowed
to attend site, the works cannot be undertaken and will not be completed within the required
timeframe and deadline set.
Works are on hold and are expected to resume after the lockdown is intended to conclude on 28
August.
Should the current lockdown be extended, we will monitor the situation and make an assessment
whether the works will be allowed to commence or not and whether another Extension of Time
will be requested.
An outline on the status of each of the required work stages in accordance with the items of the Incode
Report follows:
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-EOT-3/mh | 2
Stage 1
The following works have been carried out and completed in full, with certification issued by the
Contractor for the Electrical Works items (Items 2h to 2l, incl.).
Item
Stage 1 – Completed
2g
Fire Hydrant – An assessment has been undertaken by EBS. Assessment to be
issued to council for fire brigade comments.
2h
Installation of PFE’s
2i (i) and (ii)
Smoke Alarms within Residential Units
2i (i) and (ii)
Smoke detection system in Common Areas
2j (i)and (ii)
Building occupant warning system
2k
Emergency Lighting
2l (i) and (ii)
Exit Signage and directional signage
The following items are remaining, however, item 1a(i) has been allocated for in the Stage 2 – Builders
Works due to the nature of works and our experience with work packages for undertaking Fire Safety
Orders.
Item
Stage 1 – Outstanding
1a(i)
Fire Doors – Rectify three doors and provide certification certificate.
This item has been allocated for in the Stage 2 – Builders Works.
2f
Window Restrictors – Generally installed in all units. Certificate to be provided
by owners Corporation contractor.
2g
Fire Hydrant – An assessment has been undertaken by EBS. Assessment to be
issued to council for fire brigade comments.
Stage 2 – Originally on Track for 12 June 2021 – Now requires Extension of Time
Item
Stage 2 – Outstanding
1a(iii)
Replace Level 1 podium doors with new self-closing fire doors.
2a
Construction of Switchboard (non-combustible)
2b
Nosing Strips
2c
Upgrade existing balustrades
2d
Upgrade existing handrails
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-EOT-3/mh | 3
2e
Compliant door hardware
The successful Contractor has been selected – Evolution Built Pty Ltd, and the Works Contract has
been prepared and signed by both parties; the Contractor and the Strata Manager, care of the owners
corporation with their approval.
I have been advised that the Contractor – Evolution Built, has the required materials ordered and is
ready to undertake the works when allowed and granted permission by the Owners Corporation
pending the outcome of the NSW Health COVID-19 Lockdown restrictions.
Stage 3 – On Track for 12 June 2022.
Item
Stage 3 – Outstanding
1b(i)
Top floor ceiling – Rectify penetrations through ceiling
1a(ii)
Fans in foyers
1b(iii)
Wall and Ceiling Penetrations
1c
Wall and Ceiling Penetrations
Fire Safety Audit / Final Fire Safety Certificate
The successful Contractor has been selected and is on track to undertake the required works following
the completion of the Stage 2 – Builders Works.
5.0
Consideration by Council
We request that council consider the above scope of works and restrictions imposed as part of the
COVID situation that the works are currently on hold and cannot be undertaken before the original
deadline. The amendments are necessary to allow sufficient time for the contractors to complete the
required works.
If you have any queries or require any further information, please do not hesitate to contact the
undersigned.
Sincerely,
Matthew Harriman
Director
ENHANCED building services
Attachments: Specification Report. Stage 1 – Electrical Works Certificate.
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-EOT-3/mh | 4
ebs.sydney
05 October 2021
Kristy Wyres
Northern Beaches Council
PO Box 82,
Manly NSW 1655
council@northenbeaches.nsw.gov.au
Dear Kristy,
RE:
14 GRAYLIND CLOSE, COLLAROY
REQUEST FOR CONCESSION RELATING TO FIRE HYDRANT SYSTEM
1.0
Introduction
Refe ence i made
C ncil Fi e O de Ref#: EPA/2019/0101 and the requirements to undertake an
assessment of the street hydrants or provide a new fire hydrant system within the premises.
I have undertaken an assessment of the existing street Fire Hydrant pressures and a coverage of the fire
hose lengths to the most disadvantaged room within the building. The results of our assessment conclude
that there is a non-compliance with the maximum hose length from a fire truck appliance in accordance
with AS2419.1-2017 for street hydrants.
2.0
Pressure and Flow Inquiry
A pressure and flow inquiry was obtained from Sydney Water Tap In to assess the available flow and
pressured from the existing street hydrants.
The required flow for street hydrants is 10 litres per second at 15m per Head (150kPa) in accordance with
Table 2.2.3.1(A) of AS2419.1-2017.
The pressure and flow obtained in this instance is 10 litres per second at 29m per Head (290kPa). This is
significantly greater than the requirement of AS2419.1-2017. Based on this, compliance is achieved.
Attached herewith in Appendix A is the pressure and flow result obtained.
3.0
Coverage Assessment
In accordance with Clause 3.5.2 of AS2419.1-2017 the following is the minimum requirements to achieve
compliance with these standards:
1. The distance of the street hydrant to the closest part of the building or fire compartment it is protecting
shall be not less than 10m.
2. The distance of the street hydrant to the hardstand area where the pumping appliance (fire truck) will
be located shall be not more than 20m.
3. All portions of the building that are protected by a street hydrant shall be within 70 m of the pumping
appliance (fire truck) connected to the external feed fire hydrant.
1300 300 327 | admin@ebs.sydney
In accordance with Section 6.1 of NSW Fire and Rescue
concessions may be applied:
Fire Safety Guideline, the following is the
1. The distance from the street hydrant to the pumping appliance (fire truck) is within 30m.
2. All portions of floor area are to be within 90m of the positioned pumping appliance (fire truck), except
not more than 70m is to be within the building.
3. Where a street hydrant is used to supply water to the pumping appliance, an A3 fade and weather
resistant sign is to be permanently affixed at the front of the building in accordance with Clause 6.1.8,
and have uppercase contrasting text which states (see Figure 1):
a. STREET HYDRANT n le han mm high
b. HP
HR de ending n he he he ee h d an i l ca ed n he Road or Path, along
with arrows to each side and the respective distance to the nearest fire hydrant in that
direction, and
c. ADDITIONAL HOSE LENGTHS MAY BE REQUIRED n le han mm high
Figure 1. Example of signage required at the front of the building
The existing site is assessed in accordance with the above requirements and is provided with the following
measurements:
1. The distance from the street hydrants on Graylind Close to a pumping appliance (fire truck) are not
within 30m and were measured at 11 Graylind Close - 37m and 19 Graylind 58m (this is shown on the
DBYD plans).
2. The distance of both street hydrants on Graylind Close to the closest part of the building is greater than
10m.
3. The distance from the pumping appliance (fire truck) on Graylind Street to the most disadvantaged room
of the Block B (Unit 5) is 72m.
4. The distance from the pumping appliance (fire truck) on Thames Street to the most disadvantaged room
of the Block B (Unit 11) is 89m.
Its further noted that the DBYD assessment shows an asset infront of 13 Grayling Close. However, this asset
was not found during our site visit. There have been works undertaken by Sydney Water in April/May 2021.
I cannot confirm if the asset has been reinstated.
Summary:
From Graylind Close to Block A
Street Hydrant to pumping appliance 37m
Pumping Appliance to main entry door of Block A 15m.
Block A Main entry door to Unit 5 40.5m
Unit 5 to 1m in most disadvantaged room 16.5m.
Total hose length from truck to Unit 5 72m
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-Hydrant-1/ja | 2
From Graylind Close to Block B
Street Hydrant to pumping appliance 37m
Pumping Appliance to main entry door of Block B 31.5m.
Block B Main entry door to Unit 11 41m
Unit 11 to 1m in most disadvantaged room 16.5m.
Total hose length from truck to Unit 11 89m
Not Found
Dial Before You Dig – Sydney Water Mains Map – EBS Markup
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-Hydrant-1/ja | 3
4.0
Recommendations
Based on the pressure and flow test provided, it is noted that the existing street flow from the mains is
more than the minimum requirement and therefore, compliance with AS 2419.1 2017 is achieved for the
use of street hydrants.
With regards to the coverage from the pumping appliance on Graylind Close to the most disadvantaged
unit (Unit 11), there is 89m of hose length required to maintain coverage. This is within the NSW Fire and
Rescue Guidelines. It is requested that Council consider the use of three (3) lengths of hose (i.e. 90 metres)
to cover the most disadvantaged unit within the building.
This request is provided on the basis that similar requests for dispensation have been approved by Fire and
Rescue NSW due to their Fire Trucks carrying three (3) lengths of hose (i.e. 90 metres) and therefore all
parts of the building will always be able to be protected by street hydrants.
However, It is noted that the nearest street hydrant is approximately 36m away from the location of the
pumping appliance. This is 6m greater than permitted by the applicable concessions under the NSW Fire
and Rescue Guidelines. It is noted that Sydney Water show an asset within 10m of the property boundary.
This asset could not be found during my site inspection. The asset could be overgrown with vegetation or a
parked car may have obscured the street hydrant. Where the concealed asset is found, the building will
meet the applicable concessions by NSW Fire and Rescue.
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-Hydrant-1/ja | 4
It is recommended in the first instance that a concession and dispensation be applied for with NSW fire
and Rescue for this minor departure between the water supply and the fire pump appliance. Where NSW
fire and rescue do not support any such dispensation, it is recommended that a hydraulic engineer be
engaged to design a simple hydrant booster system or attack hydrant supply system at the Graylind Close
driveway in accordance with AS2419.1-2017 to address the extended hose length for the water supply. I
note that the design does not need to fully comply with the requirements of AS2419.1 as the building is
subject to a fire order and concessions may be granted by council and NSW Fire and Rescue subject to the
extent of any minor non-compliance and within the parameters of the NSW Fire and Rescue Guidelines.
There was no street hydrant signage identified on the building at the time of our inspection. Signage is
required to be installed in accordance with Clause 6.1.8 of NSW Fire and Rescue Fire Safety Guideline.
5.0
Conclusion
In summary, the pressure and flow available from the street which compliance with the requirements set
out in AS 2419.1 2017 is achieved.
The required coverage from Graylind Close street hydrants to the pumping appliance is not met and we
recommend, in the first instance that comment for dispensation be sought from Fire and Rescue prior to
installing an attack hydrant to address the non-compliance.
If you have any queries or require any further information, please do not hesitate to contact the
undersigned.
Sincerely,
Digitally signed
by Matthew
Harriman
Date: 2021.10.05
22:15:24 +11'00'
Matthew Harriman
Director
ENHANCED building services
Attachment Sydney Water Pressure and Flow Statement
1300 300 327 | admin@ebs.sydney | ebs.sydney
Ref: 18193-Hydrant-1/ja | 5
Unclassified
Fire safety guideline
Technical information
D16/62522
Fire hydrant concessions for existing buildings
1
Purpose
Uncontrolled if printed, copied or emailed, Always check the Fire and Rescue NSW website for the most recent version
This technical information sheet provides advice to consent authorities on concessions
acceptable to Fire and Rescue NSW (FRNSW) regarding the provision of fire hydrant
coverage to an existing building or premises that is subject to a fire safety order.
2
Scope
This technical information sheet details:
(a) the application of a concession acceptable to FRNSW, with conditions, on fire hydrant
coverage for an existing building or premises
(b) requirements for the location of feed fire hydrants and attack fire hydrants providing
extended fire hydrant coverage
(c) requirements for minimum performance and other ancillary items applicable to the fire
hydrant system, and
(d) recommendations to the consent authority determining an existing building or premises
to which this fire hydrant coverage concession may apply.
3
Application
This document applies to any existing building or premises which:
(a) is subject to a Development Control Order (DCO) issued pursuant to Division 9.3 of the
Environmental Planning and Assessment Act 1979 by the relevant consent authority
(b) is required to have a fire hydrant system installed to satisfy the requirements of
Clause E1.3 of the National Construction Code (NCC) and Australian Standard
AS 2419.1 1, and
(c) does not contain fire isolated stairs.
This document does not apply to any existing building or premises which:
(a) proposes any building work by means of development consent (i.e. complying
development certificate or construction certificate), and
(b) has, or is likely to have, manifest quantities of hazardous chemicals.
This document does not apply to any new building or premises.
This document is to be used by the relevant consent authority when issuing the DCO.
Where appropriate, the consent authority should reference this document for any existing
premises that the corresponding DCO applies to.
This document grants concession to a retrofitted fire hydrant system with reduced net
benefit (e.g. performance) compared to a fire hydrant system that complies with all NCC
and AS 2419.1 requirements, which will typically incur much higher costs.
Note: FRNSW are mindful of the greater financial burden to retrofit a fully compliant fire
hydrant system to an existing building.
1
AS 2419.1–2005 Fire hydrant installations, Part 1: System design, installation and commissioning
1
Version 01 – Issued 27 February 2020
© Copyright State Govt NSW
Unclassified
Unclassified
Fire and Rescue NSW
D16/62522
Technical information sheet
Fire hydrant concessions for existing buildings
When applying this document to any DCO, the resultant fire safety upgrade to the existing
building or premises may not satisfy all performance requirements of the current NCC.
Note: FRNSW acknowledge fire safety upgrades may not fully comply with the NCC.
When this document does not apply, including when the existing building does not meet the
requirements for the concession to apply, the consent authority may consult with FRNSW
by applying for comment on an occupied building.
Background
Legislation applicable to building design have changed significantly over the last century. In
1912, the Height of Building Act 1912 and Ordinance 71 constituted the main building
regulations in NSW. These regulations remained in place until repealed by Ordinance 70,
with Ordinance 71 being repealed in 1974 and the Height of Building Act repealed in 1986.
The Building Code of Australia (BCA) was first published in 1988. However, the BCA was
not adopted in NSW in NSW until 1993 via the Local Government Act 1993—Regulation
(Local Government (Approvals) Regulation 1993). In 2011, the BCA was incorporated into
a suite of building and plumbing codes, with the current NCC applying to buildings in NSW.
Changes were made by regulators to keep pace with the building industry, to standardise
building rules, or respond to significant events. As a result, buildings are designed to
differing requirements depending on the provisions applicable at the time of construction.
By example, a Class 2 building having a rise in storeys of not more than four did not require
a fire hydrant system under Ordinance 70, but under the current NCC the same building
would require an AS 2419.1 fire hydrant system be installed.
The concession provided in this document ensures applicable buildings and premises are
still provided with fire hydrant coverage that enables firefighters to meet their statutory
obligations and undertake firefighting intervention.
FRNSW expects an existing building issued with a DCO to install a fire hydrant system, be
fitted with a hydrant system complying with AS 2419.1 when this document does not apply.
Note: While the current NCC references AS 2419.1–2005, this document does make
reference to specific provisions from AS 2419.1–2017 2.
5
General requirements
5.1
Minimum flow rate
5.1.1
The minimum flow rate from each feed fire hydrant outlet providing coverage is to be
determined in accordance with the requirements of section 2.2.3 of AS 2419.1–2017.
5.1.2
The number of feed fire hydrant outlets required to discharge simultaneously is to be
determined in accordance with the requirements of section 2.2.2 of AS 2419.1–2017.
5.2
Minimum residual pressure
5.2.1
The minimum residual pressure at the outlet of a standpipe connected to a street fire
hydrant, or the on-site feed fire hydrant, is to be not less than Table 2.2.3.1(A) of
AS 2419.1–2017 when flowing at the minimum required flow rate for that feed fire hydrant.
Note: Greater head losses must be considered in the hydraulic calculations when two fire
hydrants are required to flow simultaneously.
5.2.2
2
The on-site feed fire hydrant is to have a back-flow prevention device installed according to
the requirements of the relevant water supply authority. The minimum residual pressure at
the fire hydrant outlet is to include hydraulic losses associated with this device.
AS 2419.1–2017 Fire hydrant installations, Part 1: System design, installation and commissioning
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4
Unclassified
Technical information sheet
Uncontrolled if printed, copied or emailed, Always check the Fire and Rescue NSW website for the most recent version
Fire hydrant concessions for existing buildings
Fire and Rescue NSW
D16/62522
5.3
Method of measurement and limitations
5.3.1
The method of measuring fire hydrant coverage is to be made in accordance with the
requirements of section 3.11 of AS 2419.1–2017, including consideration of all limitations
which impact on the laid-on ground distance.
5.3.2
Fire hydrant coverage ‘within a building’ is the laid-on ground distance along paths of travel
between the final exit (i.e. open space) and the furthermost point inside the building.
5.4
Hardstand areas
5.4.1
Hardstand areas required for the fire appliance (e.g. access to on-site feed fire hydrant) are
to comply with the requirements of section 3.3 of AS 2419.1–2017.
Note: Refer to FRNSW guideline Access for fire brigade vehicle and firefighters for further
information. A public road may serve as the hardstand area.
5.4.2
The hardstand area is to provide pedestrian access to the building entry point through
which fire hydrant coverage is determined, as applicable to the portions of floor area being
covered by that entry point.
6
Fire hydrant coverage
6.1
Supply from a street fire hydrant
6.1.1
A street fire hydrant being used as the feed fire hydrant is to be located within 30 m of the
positioned fire appliance (see Figure 1).
6.1.2
A street fire hydrant may only be used as the feed fire hydrant if not likely to be obstructed
by a parked vehicle nor present a safety hazard to firefighter (e.g. middle of roadway).
6.1.3
If the street fire hydrant is not suitable (i.e. cannot be relied upon when fire occurs) then an
external feed fire hydrant is to be installed.
6.1.4
All portions of floor area are to be within 90 m of the positioned fire appliance, except not
more than 70 m is to be within the building (see Figure 1).
Figure 1 Example of fire hydrant coverage from a street fire hydrant
6.1.5
Where appropriate, an application may be made to the relevant water supply authority to
request an additional street fire hydrant be installed on their town main water supply
network so that street fire hydrant coverage can be achieved.
Note: The additional street fire hydrant should be installed equal distance between street
fire hydrants located not more than 120 m apart, so the fire appliance is located
within 30 m of the nearest street fire hydrant.
3
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Technical information sheet
Fire hydrant concessions for existing buildings
6.1.6
Not more than two street fire hydrants can be used to provide fire hydrant coverage to all
portions of floor area of the residential premises.
6.1.7
Where fire hydrant coverage cannot be achieved in accordance with this section, an on-site
feed fire hydrant complying with section 6.2, or a fire hydrant system complying with
AS 2419.1 is to be provided.
6.1.8
A fade and weather resistant sign, A3 in size, is to be permanently affixed at the front of the
building or premises at the most likely access point, and have uppercase contrasting text
which states (see Figure 2):
(b) ‘HP’ or ‘HR’ depending on whether the street fire hydrant is located on the Road or
Path, along with arrows to each side and the respective distance to the nearest street
fire hydrant in that direction, and
(c) ‘ADDITIONAL HOSE LENGTHS MAY BE REQUIRED’, not less than 20 mm high.
STREET HYDRANT
XX m
HP YY m
ADDITIONAL HOSE
LENGTHS MAY
BE REQUIRED
Figure 2 Example of signage required at the front of the building
Note: ‘XX’ and ‘YY’ is the distance from the sign to the street fire hydrant in each
direction. In cases where multiple access points are likely, a sign should be
provided at each access point.
6.2
Fire Supply from on-site feed fire hydrants
6.2.1
All portions of floor area are to be within 90 m of a fire appliance supplied from an on-site
feed fire hydrant, except not more than 70 m is to be within the building (see Figure 3).
Figure 3 Example of fire hydrant coverage from an on-site feed fire hydrant
6.2.2
The on-site feed fire hydrant supplying the fire appliance is to be located within 20 m of the
required hardstand area (e.g. driveway or public road adjacent to the site boundary).
6.2.3
Not more than two external on-site feed fire hydrants can be used to provide fire hydrant
coverage to all portions of floor area of the premises.
6.2.4
External on-site feed fire hydrants are to comply with the requirements of section 3.2.2 of
AS 2419.1–2017, except for numbered identification disc as per clause 3.2.2.1(e).
4
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(a) ‘STREET HYDRANT’, not less than 30 mm high,
Unclassified
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Fire hydrant concessions for existing buildings
Uncontrolled if printed, copied or emailed, Always check the Fire and Rescue NSW website for the most recent version
6.2.5
Fire and Rescue NSW
D16/62522
An external on-site feed fire hydrant combined with one street fire hydrant can be used to
provide fire hydrant coverage to all portions of floor area of the premises (see Figure 4).
Figure 4 Example of fire hydrant coverage from street fire hydrant and on-site feed fire hydrant
6.2.6
An on-site feed fire hydrant is to be installed:
(a) externally in a location readily visible and accessible from the street where vehicular
access is provided and any required hardstand area
(b) in an accessible position having pedestrian access to the building, and
(c) not less than 10 m from any electrical substation, distribution board, kiosk or the like,
dangerous goods including LPG installations, or stored combustible goods.
6.2.7
A fade and weather resistant sign, A4 in size, is to be permanently affixed adjacent to each
on-site feed fire hydrant, and have uppercase contrasting text which states (see Figure 5):
(a) ‘FEED FIRE HYDRANT’, not less than 25 mm high, and
(b) ‘ADDITIONAL HOSE LENGTHS MAY BE REQUIRED’, not less than 15 mm high.
FEED
FIRE HYDRANT
ADDITIONAL HOSE
LENGTHS MAY
BE REQUIRED
Figure 5 Example of signage required adjacent to each feed fire hydrant
6.2.8
Fire hydrant outlets are to be fitted with a 65 mm ‘Storz’ hose connection in accordance
with FRNSW technical information sheet FRNSW compatible Storz hose connections.
6.2.9
Where fire hydrant coverage cannot be achieved in accordance with this section, a fire
hydrant system complying with AS 2419.1 is to be provided.
6.3
External attack fire hydrants
6.3.1
When a fire hydrant system otherwise complying with AS 2419.1 is being installed, all
portions of floor area are to be within 90 m of an external attack fire hydrant, except not
more than 70 m is to be within the building (see Figure 6).
5
Version 01 – Issued 27 February 2020
© Copyright State Govt NSW
Unclassified
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Technical information sheet
Fire hydrant concessions for existing buildings
Figure 6 Example of fire hydrant coverage from external attack fire hydrant
6.3.2
A fade and weather resistant sign, A4 in size, is to be permanently affixed adjacent to each
external attack fire hydrant, and have uppercase contrasting text which states (see Figure 7):
(a) ‘ATTACK FIRE HYDRANT’, not less than 25 mm high, and
(b) ‘ADDITIONAL HOSE LENGTHS MAY BE REQUIRED’, not less than 15 mm high.
ATTACK
FIRE HYDRANT
ADDITIONAL HOSE
LENGTHS MAY
BE REQUIRED
Figure 7 Example of signage required adjacent to external attack fire hydrant
7
Fire sprinkler system
7.1
If the DCO applies to a Class 2 or 3 building that requires a fire sprinkler system under
Table E1.5 of the NCC, the fire hydrant system concessions applicable under Specification
E1.5a of the NCC may be applied if a fire sprinkler system is installed, including:
(a) the fire hydrant system being a dry fire hydrant system
(b) feed fire hydrants being located within 60 m of the fire appliance
(c) an on-site fire pumpset not being required
(d) the minimum fire hydrant outlet flow being 6 L/s; and
(e) the minimum pipe sizes specified in AS 2419.1 not applying.
Note: The DCO should consider adequate provision for fire safety in respect to all fire
safety systems, including a fire sprinkler system under Clause E1.5 of the NCC.
7.2
If a fire sprinkler system is installed and a dry fire hydrant system is being considered,
Council should consult with FRNSW on the additional requirements of a dry fire hydrant
system to facilitate the needs of the fire brigade.
6
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Fire and Rescue NSW
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Fire hydrant concessions for existing buildings
Fire and Rescue NSW
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8
Ancillary provisions
8.1
A fade and weather resistant fire hydrant system block plan (see Figure 8) is to be
permanently affixed in a readily visible position at:
(a) each on-site feed fire hydrant (when installed), and
(b) the front of the building at the likely access point (when feed fire hydrants are installed).
Uncontrolled if printed, copied or emailed, Always check the Fire and Rescue NSW website for the most recent version
Note: When multiple access points exist, a block plan should be provided at each access.
Figure 8 Example of fire hydrant system block plan
8.2
The fire hydrant block plan is to be a fade and weather resistant sign, minimum size of A4,
and have uppercase contrasting text which indicate the following:
(a) a plan of the building and its entry points
(b) the location of street fire hydrants and size and location of the town main/s
(c) the pressure and flow available under 95th percentile demand condition
(d) the location of attack fire hydrants and on-site feed fire hydrants (where installed)
(e) the location of back-flow prevention device and all valves (e.g. isolation)
(f) the location of any significant hazard (e.g. electrical substation/kiosk, LPG installation
or dangerous goods storage), and
(g) the name of the installer and the designer of the fire hydrant system.
8.3
The fire hydrant block plan is to be oriented in the manner that reflects the aspect of the fire
hydrant system as it is presented to the reader.
9
Contact us
For further information contact the Fire Safety Branch on (02) 9742 7434 or email
firesafety@fire.nsw.gov.au.
7
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© Copyright State Govt NSW
Unclassified
Statement of Available Pressure and Flow
Matthew Harriman
15 School Parade
Padstow, 2211
Attention: Matthew Harriman
Date:
19/05/2020
Pressure & Flow Application Number: 862778
Your Pressure Inquiry Dated: 2020-05-02
Property Address: 14 Graylind Close Collaroy 2097
The expected maximum and minimum pressures available in the water main given below relate to modelled
existing demand conditions, either with or without extra flows for emergency fire fighting, and are not to be
construed as availability for normal domestic supply for any proposed development.
ASSUMED CONNECTION DETAILS
Street Name: Graylind Close
Distance & Direction from Nearest Cross Street
Approximate Ground Level (AHD):
Nominal Size of Water Main (DN):
Side of Street: West
22 metres South from Jenkins Street
27 metres
100 mm
EXPECTED WATER MAIN PRESSURES AT CONNECTION POINT
Normal Supply Conditions
Maximum Pressure
Minimum Pressure
82 metre head
40 metre head
Flow
l/s
Pressure head m
0.66
40
5
10
11
39
29
25
Fire Installations based on peak demand
(Pressure expected to be maintained with flows
combined with peak demand in the water main)
5
10
36
25
Maximum Permissible Flow
11
19
WITH PROPERTY FIRE PREVENTION SYSTEM DEMANDS
Fire Hose Reel Installations
(Two hose reels simultaneously)
Fire Hydrant / Sprinkler Installations
(Pressure expected to be maintained for 95% of the time)
(Please refer to reverse side for Notes)
For any further inquiries regarding this application please email :
swtapin@sydneywater.com.au
General Notes
This report is provided on the understanding that (i) the applicant has fully and correctly supplied the information necessary to produce and
deliver the report and (ii) the following information is to be read and understood in conjunction with the results provided.
1.
Under its Act and Operating Licence, Sydney Water is not required to design the water supply specifically for fire fighting. The
applicant is therefore required to ensure that the actual performance of a fire fighting system, drawing water from the supply,
satisfies the fire fighting requirements.
2.
Due to short-term unavoidable operational incidents, such as main breaks, the regular supply and pressure may not be available
all of the time.
3.
To improve supply and/or water quality in the water supply system, limited areas are occasionally removed from the primary
water supply zone and put onto another zone for short periods or even indefinitely. This could affect the supply pressures and
flows given in this letter. This ongoing possibility of supply zone changes etc, means that the validity of this report is limited to
one (1) ear from he da e of iss e. I is he proper o ner s responsibili o periodicall reassess he capabili of he hydraulic
systems of the building to determine whether they continue to meet their original design requirements.
4.
Sydney Water will provide a pressure report to applicants regardless of whether there is or will be an approved connection.
Apparent suitable pressures are not in any way an indication that a connection would be approved without developer funded
impro emen s o he a er s ppl s s em. These impro emen s are implemen ed nder he S dne Wa er Urban
De elopmen Process .
5.
Pumps that are to be directly connected to the water supply require approval of both the pump and the connection. Applications
are to be lodged online via Sydney Water Tap inTM system Sydney Water Website www.sydneywater.com.au/tapin/index.htm. Where possible, on-site recycling tanks are recommended
for pump testing to reduce water waste and allow higher pump test rates.
6.
Periodic testing of boosted fire fighting installations is a requirement of the Australian Standards. To avoid the risk of a possible
breach of he Opera ing Licence, flo s generated during testing of fire fighting installations are to be limited so that the
press re in S dne Wa er s S s em is no red ced belo 15 me res. P mps ha can ca se a breach of he Opera ing Licence
anywhere in the supply zone during testing will not be approved. This requirement should be carefully considered for installed
pumps that can be tested to 150% of rated flow.
Notes on Models
1.
Calibrated computer models are used to simulate maximum demand conditions experienced in each supply zone. Results have
not been determined by customised field measurement and testing at the particular location of the application.
2.
Regular updates of the models are conducted to account for issues such a urban consolidation, demand management or zone
change.
3.
Demand factors are selected to suit the type of fire-fighting installation. Factor 1 indicates pressures due to system demands as
required under Australian Standards for fire hydrant installations. Factor 2 indicates pressures due to peak system demands.
4.
When fire-fighting flows are included in the report, they are added to the applicable demand factor at the nominated location
during a customised model run for a single fire. If adjacent properties become involved with a coincident fire, the pressures
quoted may be substantially reduced.
5.
Modelling of the requested fire fighting flows may indicate that local system capacity is exceeded and that negative pressures
may occur in the supply system. Due to the risk of water contamination and the endangering of public health, Sydney Water
reserves the right to refuse or limit the amount of flow requested in the report and, as a consequence, limit the size of connection
and/or pump.
6.
The pressures indicated by the modelling, at the specified location, are provided without consideration of pressure losses due to
he connec ion me hod o S dne Wa er s mains.
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Copyright Reserved Sydney Water 2020
1.77
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DBYD Job No: 19524018
DBYD Sequence No: 97615490
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DBYD Address:
14 Graylind Close
Collaroy NSW 2097
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No warranty is given that the information shown is complete or accurate.
SYDNEY WATER CORPORATION
Date of Production: 13/05/2020
Scale: 1:1000
Plan 1 of 1
N
0m
5m
10m
15m
20m
14 Graylind Close, Collaroy | Stage 2 - Builders Works Update | EBS ref: 18193
Vincent Pannell <vincent@ebs.sydney>
Thu 7/10/2021 12:15 PM
To: Gary Jennings <gary@strataexcellence.com.au>
Cc: Matthew Harriman <matthew@ebs.sydney>; Geoffrey Copeland <geoff.copeland@bigpond.com>; Peter Harb
<peter@evolutionbuilt.com.au>
Hi Gary,
I refer to the ongoing works being undertaken at the subject address.
I provide the following update and estimated dates for completion of each required work package.
In reference to EBS Specification Report (EBS-Specification-1.2) for work packages:
4.1 – Barriers
EBS personnel and the Contractor, Evolution Built, with their balustrade contractor, will be attending
onsite tomorrow Friday 8th October, to finalise the balustrade design.
The inspection is to confirm the spigot option and installation methods, as well as required works such as
removal of small section of carpet at work area, if needed.
The external common area laundry balustrade and driveway top rail will be undertaken with these works.
The balustrade works within internal residential foyers, and external common areas, are estimated to be
completed by Friday 3rd December.
4.2 – Non-Combustible Enclosure
The upgrading of existing electrical cupboard enclosures.
This includes the supply and installation of a 3mm metal covering fixed to the back of the doors and
supply and installation of medium temperature smoke seals around the full perimeter of the door frames
and a drop seal to the base of the doors.
The works also include the sealing of all services to the common area corridor, where large holes are
present, the Contractor has allowed to supply and install fire rated plasterboard over large voids and then
seal all cables that pass through.
This work package is estimated to be concluded by the week ending Friday 19th November.
4.3 – Fire Doors
The upgrading of existing unit doors is to include the supply and installation of x1 self-closer to Unit #1,
and the readjustment of Units #1 and #11 to reduce perimeter gaps.
The replacement of x2 existing podium doors with Fire Doors.
This work package is estimated to be concluded by the week ending Friday 19th November.
4. – Stair Nosings
The stair nosings throughout the building require a non-slip tread to be installed.
This work package is anticipated to be undertaken at the conclusion of the internal balustrade works.
A screw option strip has been provided by the Owners and the Contractor has estimated for this work
package to be completed by Friday 12th November.
4.5 – Suspended Plasterboard Ceilings and Plasterboard Walls
As part of the undertaken and concluded Stage 1 – Electrical Works, the Builder had suspended
plasterboard ceilings and walls installed and constructed to conceal all cabling and also provide a neat tidy
finish to install the required newly installed electrical items to recess within the ceiling.
With the installation of the false plasterboard walls, the Contactor has allowed to install a metal skirting
strip around the base of the newly installed plasterboard walls as a means of providing protection to avoid
damage.
The contractor has provided an estimate to conclude the skirting works by Friday 19th November.
Following the completion of all previous work packages, the Contractor plans to undertake the required
painting works to all new finishes including suspended plasterboard ceilings and walls, balustrade
stringers and fire doors (x2 podium Doors).
The contractor has provided an estimate to conclude the painting works by Friday 10th December.
General Admin and Correspondence
I plan to Prepare an access letter for works within the corridors that provides a rough estimate for dates
when works are being undertaken. The letter will include a warning and advice regarding noise, mainly
from the drilling and grinding for balustrades.
I will be undertaking routine inspections to inspect the works undertaken and photograph items.
A site inspection report will be created and sent to you following each inspection.
I will be managing cashflow and invoice for the project.
In the background I will be organising the Stage 3 – Passive Works, at the present time it is looking like
these works will be anticipated to commence early next year, following the completion of the Stage 2 –
Builders Works.
If you have any queries or require any further information, please do not hesitate to contact me.
Regards,
VINCENT Pannell
Building Regulations Consultant
1300 300 327
0432 371 496
vincent@ebs.sydney
ebs.sydney
Note: This email is confidential and may contain copyright material of EBS Consultants intended solely for the addressee.
If you received the email in error please notify us immediately by email and delete all copies. It is the responsibility of
the recipient to virus scan this email and any attachments. The contents of this message are the views of the Author and
do not necessarily reflect the views of EBS Consultants.
13 October 2021
The Owners of Strata Plan 5187
C/- Strata Excellence
Att: Gary Jennings
gary@strataexcellence.com.au
Dear Sir
Re: Acknowledgement of Submitted Fire Safety Certificate & completion of
Stage 1 Upgrade Works
Premises: 14 Graylind Close COLLAROY NSW 2097
Quote Ref: EPA2019/0101 & AFSS03236
Council acknowledges receipt of your Final Fire Safety Certificate for the Stage 1 fire
upgrade works associated with the above-mentioned property which was submitted on
5 October 2021.
A copy of the Certificate needs to be displayed in prominent position within the building.
Please note that you are now required to submit an AFSS annually, certifying that the
essential services contained within the building continue to operate at a satisfactory
standard.
The due date for your next Annual Fire Safety Statement is 5 October 2022.
An administrative fee of $96 will be charged with the submission of the Annual Fire
Safety Statement.
It is recommended that procedures be put in place to alert the owner well before the
due date of the next statement to allow adequate time for the necessary inspection
(and any required repairs) to be carried out.
Any requests for an extension of time must be made in writing to Council prior to the
due date of the next statement. Forms for this request can be accessed through
Council’s website www.northernbeaches.nsw.gov.au.
Should you require any further information on this matter, please contact Business
Support on (02) 8495 5018, or council@northernbeaches.nsw.gov.au by quoting the
AFSS reference number on your statement and in any correspondence to Council.
Yours faithfully
Kristy Wyres
Building Surveyor
c.c
Matthew Harriman
matthew@ebs.sydney
SCHEDULE OF ESSENTIAL OR CRITICAL FIRE SAFETY MEASURES
PREMISES: 14 Graylind Close COLLAROY NSW 2097
The following items shall be certified:
14 Graylind Close COLLAROY NSW 2097
Fire Safety Measures
Standard of Performance
1.
Automatic Fire Detection & Alarm
BCA2016 Clause E2.2, Table E2.2a, Clause 4 of
System
Specification E2.2a & AS1670.1-2004
2.
Smoke & Heat Alarms
BCA2016 Clause 3 of Specification E2.2a &
AS3786-2014
3.
Building Occupant Warning System BCA2016 Clause 6 of Specification E2.2a &
AS3786-2014
4.
Emergency Lighting
BCA2016 Clause E4.2, E4.4 & AS2293.1-2005
5.
Exit Signs
BCA2016 Clause E4.5, E4.6, E4.7, E4.8 &
AS2293.1-2005
6.
Portable Fire Extinguishers
BCA2016 Clause E1.6 & AS2444-2001
7.
Fire Doors - Residential Units Only
BCA2016 Clause C3.11 & AS1905.1
Important Information
Note that the essential fire safety measures listed in the preceding table are those in the Council Fire
Safety Measures Register for the building. If you believe that the fire safety measures in the subject
premises are different from those listed in the table, you are to provide certification from a qualified person
listing what essential fire safety measures are different, and what has changed since the original schedule
was developed.
The Annual Fire Safety Statement (AFSS) is collected by Council Part 9 under Division 5 of the
Environmental Planning and Assessment Regulation 2000 (EP&A), and must cover all the Essential Fire
Safety Measures in the Building and Standard of Performances on one AFSS.
It is a statutory obligation upon the owner of a building to cause the Council to be given an AFSS for the
building within 12 months after the date on which the previous AFSS or Final Fire Safety Certificate was
given. You are strongly advised to review this legislation.
Please put procedures in place that alert you well before the due date of the AFSS so you can arrange the
necessary professional inspections to enable the timely submission of the Statement to Council and Fire &
Rescue NSW – email address is afss@fire.nsw.gov.au
The required assessment and inspection must have been carried out within three (3) months prior to the
date on which the AFSS is issued. The statement is invalid unless all the Essential Fire Safety Measures
listed on the Fire Safety Schedule with their appropriate Standard of Performance and date of assessment
are included.
NOTE: THE PERSON SIGNING THE STATEMENT IS RESPONSIBLE FOR ENSURING THAT ALL THE
MEASURES LISTED ARE COMPLETE AND ACCURATE.
Because of the potential implications of a late AFSS on life safety, Council will enforce a minimum
tolerance approach to this matter and will issue you with a Penalty Infringement Notice if you do not submit
the Annual Fire Safety Statement is not submitted by the due date.
The current prescribed fixed penalties for late submission are $1000 for 1 week past the due date, $2000
for two (2) weeks past the due date, $3000 for three (3) weeks past the due date and $4000 for four (4)
weeks past the due-date.
PO Box 398, Mona Vale NSW 1660
10/13 Ponderosa Pde, Warriewood NSW 2102
T: 02 9973 3131 F: 02 9973 3132
E: painters@summitcoatings.com.au
ABN: 75 074 396 615 LIC #127411C
QUOTATION:
28 May 2021
jU 2020
SP#5187
The Owners Corporation
14 Graylind Close, COLLAROY
QUOTE NUMBER
STRATA MANAGER
SITE CONTACT
M210543SM
Gary Jennings / Strata Excellence – gary@strataexcellence.com.au
1300 161 637
Geoff Copeland / geoff.copeland@bigpond.com – 0415 617 137
SCOPE OF WORKS
To prepare & paint
SELECTED SURFACES TO PREVIOUSLY PAINTED STAIRWELL x 2
and MEZZANINE AREAS x 2
to the above strata complex
JOB NOTES
AREAS / SURFACES INCLUDED:
1. $14,400.00 + GST:
PREVIOUSLY PAINTED AREAS:
• RENDERED WALLS
• VERMICULITE CEILINGS
• STAIRCASE STRINGERS
• GROUND FLOOR FOYER WALLS ONLY
• TOILET STORE ROOM DOOR + FRAME / 1 x SIDE
• 1 x STORE ROOM DOOR + FRAME / 1 x SIDE TO MEZZANINE ENTRY / EXIT
EXCLUDES: BALUSTRADING / NEWLY INSTALLED GYPROCK CEILINGS + WALL, GROUND FLOOR OPEN
ENTRY FOYER CEILING, MEZZANINE RAILING and EXTERNAL STAIR WALLS TO MEZZANINE ENTRY / EXIT.
NOTE: APPLY HYDREPOXY TO MASONRY BLOCK WALL TO MEZZANINE ROOM x 1 ONLY and GROUND
FLOOR LOBBY 6-11 / LEFT HAND SIDE TO FIRST LANDING, AS HIGHLIGHTED IN PHOTO. STRIP BACK
PAINT UP TO SPECIFIED LINE, APPLY 2 COATS OF HYDREPOXY + 2 COATS OF FINISH COATS.
2. $1,400.00 + GST:
• 14 x UNIT DOORS + SERVICE DOORS ONLY
3. $900.00 + GST:
• 14 x UNIT DOOR + SERVICE DOOR FRAMES ONLY
4. $1,900.00 + GST:
TOILET x 1:
• CEILING, WALLS + DOOR / FRAME x 1 SIDE
• STRIP DOWN AREA HIGHLIGHTED + APPLY 2 COATS OF HYDREPOXY + 2 COATS OF FINISH
COAT
5. $2,500.00 + GST:
• DRIVEWAY BLOCK WALL + CAPPING (including mailbox wall / 1 x side)
NOTE: ALL AREAS (INCLUDING STAIRWELL) TO HAVE EXTERIOR PAINT APPLIED TO THE SURFACES.
INTERIOR SPECIFICATION
WALLS AND CEILINGS:
Remove all loose, peeling and unsound paint
Fill holes and cracks
Wash with Chlorine to remove mould (if necessary)
Seal bare areas with Wall Board Sealer
Finish walls and wet area ceilings with 2 coats Premium
low sheen
Finish ceilings with 2 coats Premium flat
WOODWORK:
Remove all loose, peeling and unsound paint
Thoroughly sand entire area
Fill holes and cracks
Oil prime all bare timber with Zinsser oil primer
Oil undercoat entire area
Finish with Premium Oil Enamel
NOTE:
ALL AREAS (INCLUDING STAIRWELL) TO HAVE
EXTERIOR PAINT APPLIED TO THE SURFACES
Update to Owners 31 May 2021
Hi Everyone,
I apologise for the length of this update, but a lot has occurred very quickly and there is
important background financial and other information, you should be aware of prior to the
EGM on 8 June.
Most owners will be aware that David Boyd has sold his unit, and we wish David and his
family all the best for the future. We also have great pleasure in welcoming the new owners
of Unit 6, Melissa and Tony Valentine, who have moved to Australia after living in Canada
for about 16 years. We hope they enjoy their time at Twin Towers. They will move in in late
June
And also, a welcome to the new tenants of Unit 10, Michael and Amy Gilbert, who were
recently married and who moved in last Friday. We hope Amy and Michael enjoy their time
here.
Since the last update, the three key issues to report on are the completion of the Electrical
Works, i.e., Stage 1 of the upgrade, determining the total cost of the upgrade project, and
signing the contract with Fire Management Solutions for the Electrical Works.
Also, we have received a new insurance valuation of the property dated 24 April of
$7,225,000.00. Further details will be distributed with the agenda for the AGM planned for
late July or early August.
Upgrade Works Update
Electrical Works. The good news is that the Electrical Works are complete. The last fire
extinguisher and the signage above each extinguisher were installed last Friday.
Builders Works. These are about a third complete. The next major activity will be the
installation of balustrades in the stairways, mezzanine and on the driveway wall. I will
shortly send you images that give a better idea of what the stairways will look like with the
new glass and polished stainless balustrades. We are still awaiting advice re the start date,
and the probable duration of these works.
Passive Works. The final element of the cost of these works was received last Friday, 28
May. This was for the Preliminaries and HBCF Insurance – $11,220.00, incl. GST). That allows
us to finalise the total cost of the project, subject to any variations that may be required.
The Passive Works in Stage 3 of the Upgrade will be the most intrusive works to residents,
with the great majority of those works occurring in units. The Penetration Report, which we
sent you earlier this year, highlights the areas in each unit that most probably need to be
accessed and where the passive works will occur. In the coming weeks, I hope to meet with
EBS and the management of Allsystems Passive Fire Protection, to be briefed on their plan
for these works, i.e., the sequence of the works, duration per unit and overall, access
required to and within units, etc. all that information will be provided to owners and
tenants.
2
Ruptured Water Pipe Repairs. This was done by the plumbers the OC had contracted and
therefore is not the responsibility of EBS or their subcontractors. Gary is pursuing this with
Pinpoint Plumbing Services and our insurer; however, while the pipes have been repaired,
Matthew Harriman has advised that he is working with Evolution Built for them to
undertake the repairs within the existing contract price.
Contracts
The contract has been signed with Fire Management Systems for the Electrical Works (Stage
1), and will be signed for the Builders Works with Evolution Built soon after the EGM on 8
June. Also, approval by owners at the EGM of funding for the remaining works and project
management/certification activities of the project, will allow the contract with Allsystems
for the Passive Works to be signed as soon as the contract is received from EBS.
Also, I am also delighted to be able to inform you that Gary Jennings has most generously
waived his commission fee of 2%, as per the Agency Agreement, for signing the four
contracts on our behalf. This is a most generous act by Gary, resulting in a significant saving
for the owners. I have sincerely thanked Gary on behalf of all owners.
Cost of the Project (All costs are incl. GST)
As you are aware, full costs were not available and no budget for the project was prepared
when the upgrade was approved and the project manager appointed in late 2019. Full costs
only became available last week. The SC has worked very hard since late last year to
establish the full cost of the upgrade. That has now been achieved, and was the most
difficult to resolve of a number aspects in our oversight the project.
Gary will probably have issued the agenda and supporting documents for the 8 June EGM
prior to you receiving this Update. The key agenda supporting document is the one headed
“Costs – Fire & Safety Upgrade Project”. Please study this carefully prior to the EGM, and
contact me re any questions or concerns you may have as soon as you can. Having answered
your question or addressed your concern, we can use that opportunity to inform the other
owners of these matters prior to the meeting.
The total cost of the upgrade is $352,459.89. In summary, this includes:
•
•
•
Pre-Works in the period late 2019 to February 2021 of $14,135.00, which were paid
from the existing Capital Works Fund, but is excluding Unscheduled Project Fees of
$2,646.89
Works in the three stages, including the only Variation to Contract – the False Walls $306,803.00
Project Management of $31,521.89, for Pre-Works, all Work Stages, and certification
fees. We were not made aware of until March this year - (See below, including Table)
We have already paid, raised or committed $106,013.89 towards the upgrade and
comprises:
•
$16,781.89 for the Pre-Works and there are no plans to recoup these funds,
2
•
•
$8,228.00 for the False Walls (Variation to Contract), which will be funded from the
Project Contingency Fund, and
$81,004.00, the Special Levy 1 to cover the then known cost of the Stage 1 Electrical
Works and the Suspended ceilings (Builders Works).
This leaves $246,446.00 for remaining works, Project Management, certification, etc., to be
raised in Special Levy 2 on 8 June.
The balance of the Project Contingency Fund remains $21,772.00. This will be used for any
Variations to Contract, should there be any, and contribute toward – but we hope cover the
full cost – of the two areas of damage discovered during the upgrade, i.e., the damaged
flashing in the wall cavity of the top stairway landing in Tower B, and the rusted vent pipes
in the ceiling/wall cavity of the top stairway landing in Tower A. (See details below)
EBS Project Management Fees. These fall into two categories – 1) There are the scheduled
fees applicable to the stages of the upgrade (refer table below, and note that those for
Stage 1 were not included in Special Levy 1), and 2) the unscheduled fees, that are based on
an hourly rate by status, and include travel time from Padstow. The unscheduled fees
primarily apply to project management tasks occurring prior to the start of the upgrade
works and to cover unexpected events during the upgrade, e.g., a variation to contract. We
attracted only one unscheduled fee ($2,646.89) for project management activities prior to
the works commencing. We are working to ensure that we do not attract further
unscheduled fees.
EBS Works
Stage
Stage 3a
Stage 3b
Stage 3c
Stage 4
Council
Work
Stage
Stage 1 –
Electrical
Works
Stage 2 –
Builders
Works
Stage 3 –
Passive
Works
N/A
Scope of Works
(Scheduled Project Mgt
Fee)
Project Management of
works & certification, as
applicable
Project Management of
works & certification, as
applicable
Project Management of
works & certification, as
applicable
Final certification to
Council
Total Scheduled Project
Mgt Fee & Certification
EBS Price,
excl. GST
($)
EBS Price,
incl. GST
($)
4,400.00
4,840.00
6,600.00
7,260.00
12,100.00
13,310.00
3,150.00
3,465.00
26,250.00
28,875.00
Other Immediate Priorities
There are four non-upgrade priority works that require immediate action:
a)
Movement/cracking in the driveway wall
2
b)
c)
d)
e)
Damaged Flashing – Tower B and Rusted Pipes – Tower A
Gutter Repairs
Interior Painting
Water Penetration into Unit 10
Movement/cracking in the driveway wall. This is at an angle in the wall close to the north
end of the bin area. We are arranging for it to be inspected by a civil engineer.
Damaged Flashing – Tower B and Rusted Pipes – Tower A. The damage to the flashing was
not caused by upgrade works. We have engaged Protect Building Maintenance to undertake
the repairs. They inspected the flashing before the False Walls were installed and made
another visit last Friday. The repairs will be done from the terraces of Units 9 and 11. We
should receive their quote this week and work will commence soon. Re the rusted pipes in
Tower A, we are waiting for a revised works specification from Matthew Harriman this
week. It will not be treated as a Variation to Contract, and quotes will be obtained from
Evolution Built and Protect Building Maintenance as soon as we have received the work
specification. These works will necessitate the removal of part of the recently installed
Suspended Ceiling I Tower A: Evolution Built will undertake the ceiling removal and repair.
Gutter Repairs. These repairs involve three areas of the gutters – 1) the relocation of a
downpipe currently discharging onto the terrace of Unit 9. Its relocation was to occur during
the recent spalling repairs and balustrade installation, but for some reason didn’t, – 2) a
broken bracket supporting the gutter on the south west side of Tower A above Unit 5, and –
3) sagging gutters on the Mezzanine sides of Towers A and B, above the kitchens of Units 3
and 11. There is already some indication that water may be penetrating Unit 11. These
repairs will necessitate scaffolding, so they won’t be cheap. Quotes will be obtained soon.
Interior Painting. Areas affected by the Upgrade will be painted as part of the contract.
Other interiors, mainly foyer and stairway walls, some stairway ceilings, unit entry and
several other doors, and the passageways from the stairways in each Tower to the
Mezzanine. We have also requested a quote for the top and inner side of the driveway wall
but that repainting will depend on the engineer’s report referred to above. We have
obtained a quote from Summit Coatings ($15,840.00), and Fedmar: Painting & Decorating
are attending next Thursday to prepare their quote.
Unit 10 Water Penetration. This problem has existed since the early 1990’s and a lot of
misinformation has circulated re the cause(s), but I will not go into that now. What we do
know is:
a)
b)
c)
At the time of construction, the terrace/balcony concrete slabs were covered with a
sub-surface waterproof membrane covered with a concrete wearing screed.
During the period late 1997 and early 1998, complaints were received from Mr. Hay,
the then owner of Unit 10, re water penetration and mould in the unit.
Advice was tabled from Mr. Graeme Walsh, Consulting Engineer, who had been
engaged by the OC to investigate the matter, who advised that due to the
deterioration of the concrete wearing screeds, the OC should repair/replace the
damaged areas of the wearing screeds, apply an additional waterproof membrane to
2
d)
e)
the surface of the repaired screed, and tile or encourage owners to tile of their
terraces/balconies. The terraces of Units 3 and 5 were already tiled.
The matter was discussed on several occasions by the then Executive Committee in
the second half of 1998, which was before the terraces of Units 9 and 11 were tiled.
Mrs. Gail Crawford, the then owner of Unit 11 tabled at an ECM in late 1998, a letter
from the Strata Schemes Office of the Department of Fair Trading, stating that the
terraces and balconies were the responsibility of the OC. Recent legal advice has
confirmed that the Fair Trading advice was correct.
This resulted in the owners deciding to apply waterproof membranes to the penthouse
unit’s terraces (Unit 3,5,9 & 11). The first two to be done was Units 9 and 11. Later, because
of damaged tiles on their terraces, the owners of Units 3 & 5, after removing the existing
tiles, re-tiled their terraces at their expense, after the OC had new waterproof membranes
laid.
Since that time and to this day, mould and water penetration have continued in Unit 10.
Despite numerous requests from the unit’s owners and others, no action was taken to
discover the cause of the mould and water penetration.
Unit 10 is positioned directly under the terraces of Unite 9 and 11. Mould develops on areas
of the ceilings and walls of most rooms in in the unit. There are also several areas of
dampness, particularly in two cupboards in different rooms, and one area where water ran
down an interior wall during heavy rain.
Despite comments from one owner in particular that there was “no water penetration into
Unit 10 before the owner of Unit 9 tiled his terrace”, and that “the tiles of Unit 9 are the
cause of the problem”, late last year the then SC (Ross Trimboli, Trudi Cassin & Geoff
Copeland) made the unanimous decision that it would be irresponsible to proceed with any
repairs until the cause(s) of the mould and water penetration is identified.
We have now obtained a Fee Proposal from Partridge Remedial Pty Ltd as the first step in
that process. Their fee of $6,500.00 + GST ($7,150.00) involves a site inspection of Unit 10
and adjoining units, i.e., 9 & 11, Flood Test of Units 9 (but we will ask that Unit 11 is
included), and the preparation of a Building Defect Report, including providing deemed
necessary remediation measures. Angela & Ross Trimboli will be invited to participate in the
site inspection. I will be preparing background information for Partridge after speaking with
them this week.
Current Capital Works Finances
Funds available or that should be available for capital Works is $48,205.00, as follows:
a)
b)
c)
d)
Current CW Fund Balance – $16,610
Project Contingency Fund – $21,772
Outstanding CW Fund Levy due 1 April – $925
CW Levies due 1 July – $8,898
2
When we subtract the total ($22,990) of the two quotes we have received for the Priority
Capital Works from the $48,205 we have or should have available, gives us a CW balance of
just $25,215. I’m sure you will agree that it reveals a rather serious situation. We can add to
that a further $6,853 outstanding for Special Levy 1. While Gary has advanced the recovery
process for the outstanding levies, that process takes time, but it has moved from warnings
to imminent recovery action.
What I personally find so annoying about this situation is that several of these priority works
have been known of for years, but no action has been taken and no plans have been made
to deal with them. Consequently, I cannot rule out having to put to owners a motion to raise
additional funds. However, at the moment I suggest we “Stay Calm and Carry On”. I think
the situation become clearer over the coming month after we have received all the quotes
and had an opportunity to discuss each of the necessary repairs with the relevant contractor
who has quoted.
oOo
2
Summary of Discussions with Edward Malek (Sageview Building
Services) re Capital Works Fund Plan – 6 July 2021
1) Discussions focused on Table 2 – Estimated Expenditure of the current
CWF Plan dated 24 June 2020.
2) It should also be noted that Sageview also provide Project Management
services.
3) Edward, structural/building engineer, impressed me with his knowledge,
positivity and helpful advice. He also does remedial and other project
management work
4) Access to areas of works was acknowledged as difficult and hence the
need for scaffolding for many works
5) He had received little information re the details of the F& S Upgrade for
the preparation of the current plan (2020). This allowed the following
items to be brought forward to meet known costs and ongoing costs to
be brought forward, pushed out, & removed:
a) External Painting (Push Out) – Items 1, 4, 5, 7,
b) External Painting (Removed) – 8, and
c) Façade Repairs Final Payment (Removed) – 10
6) Item/Work 6, Aluminium windows & doors – it was pointed out that
under the current Strata Act, the balcony/terrace doors are the
responsibility of the owner, and the estimated replacement cost is to be
reduced.
7) Due to scaffolding, etc costs, it is proposed grouping the following
Painting Items/Works – 2, 3, 9.
8) In the first instance, i.e., 2021/22, the Items/Works listed in 7) could be
grouped with Roof Area 15, 16 & 17, to reduce costs.
9) Roof Area:
a)
No. 17 – Replace Bedding & Pointing. From what he could see of
the roofs of the two towers from my terrace, Edward questioned
the need to re-roof the two towers as suggested by Noel Cratchley
and the cost indication of $100K. He said that further investigation
was necessary but the several damaged tiles to be either
repaired/replaced, some flashing & pointing was necessary,
especially around the ventilators, and then the tiles re-painted.
2
Estimated life 10 to 15 years and estimated cost around $30K – a
saving of about $70K.
b) No.16, not all getters or downpipes need replacing. Worst areas
are south & north sides of Tower A, south side of Tower B and the
relocation of the downpipe on Unit 9 terrace
10)
Building Interiors:
a) Painting of stairway balustrades No. 19 – removed
b) Other painting – No’s. 18,20, 21 & 22 brought forward to 2021/22,
then adjusted accordingly for future re-painting
c) No. 26 – Security Doors – pushed to 2026/27 to accommodate
Immediate CW’s, i.e., Repair Front Driveway Wall, Damaged
Flashing in Tower B, Rusted Vent Pipes in Tower A, Water
Penetration into Unit 10, Interior Painting and Repair/Replace
Gutters
11)
Building Services – most of these can be pushed out as a result of
the Upgrade.
12)
External Areas:
a) Letterboxes (No. 32) – pushed out to 2026/27 and re-assessed at
the 5-year review; however, they could be linked to any repair of
the Driveway Wall and/or replacement of the Driveway south end
slabs (No. 34
b) Paint Front Fencing (No. 33) – bring forward to 2021/22, and
adjust accordingly for future years.
13)
Unit 10 Garage. This is one of my items for inclusion in this CWF
Plan. People have avoided it for too long because of the perceived cost,
with no thought for the owner or tenants. It has little if any ventilation,
water penetration through two walls and is full exposed to the full sum
for 8 hours a day in summer. It is like a sauna. He agreed the need to
remove the earth from the rear and side walls and install drainage, and
install better ventilation. He also suggested that to protect the
membrane on the roof, cover it with ‘geo-fabric’, a drainage grate and
top with pebbles. It also enhances the cooling of the roof surface and
hence the interior, reducing/eliminating the humidity and leaching from
the interior walls. To be included at start of second 5-years, i.e.,
2026/27, after review in 2025/26.
14)
Terrace Dividing Walls & Planters. Edward made a very sound
suggestion that we should give further consideration – that we remove
2
the brick walls and planters, replace the walls with frosted glass panels
matching the balustrades, and the planters with fiberglass tubs (in a
range of colours) that look to be made of concrete. While we are still
awaiting legal advice, we ‘ownership’ of the planters, I think it is an
improvement on Noel Cratchley’s suggestion – waterproof & tile the top
of the walls (reservoirs), paint both sides of the walls, put stepped
frosted glass panels on the top of the wall, and re-waterproof the
planters. Definitely to be explored further. As we have to do something
about the walls and planters, I have asked Edward to include in the new
CWF Plan the removal of the existing walls and planters & the
installation of frosted glass panels and tubs.
2
Update to Owners 1* July 2021
Hi Everyone,
COVID – Wearing of Masks on the Property.
All owners and residents will have received notice of the new NSW Government
requirement at masks are to be worn in common areas of strata, etc, buildings. Notices have
gone up in the entry foyer of each tower and on the notice board. Today, I informed the
contractors of current works and of planned works in July of this requirement.
A more recent update has stopped maintenance and construction works unless urgent.
Consequently, the following due to occur this week have been postponed until restrictions
are eased:
a)
b)
Cleaning of gutters, and
Repair of flashings in wall cavity of Tower B
Annual General Meeting
The 2021 AGM will be held on Tuesday 24 August by Zoom, starting at 6.00pm. Gary
Jennings will issue the agenda and supporting documents 10 working days prior to the
meeting.
Fire & Safety Upgrade
Today we received an update from Vincent (Enhanced Building Services) re the
recommencement of works, the Stage 2 Builders Works – refer to table below. We will
receive further updates closer to the commencement of each of the works. (Note: Due to
the current COVID lockdown requirements, the start dates below will be pushed back.)
Works
Balustrades –
Internal
Possible
Start from 12
July
4 to 6 weeks
Balustrades –
External
Non-Combustible
Enclosure
3 to 4 weeks
Unit Entry Doors
3 to 4 weeks
3 to 4 weeks
Possible
Start Date
Remarks
2 to 16 Aug
The contractor, Evolution Built, will
have people on site this week to
finalise material requirements. Due
to the current COVID situation the
availability & delivery of materials
may be delayed.
Supply & delivery as above
26 Jul to 2
Aug
26 Jul to 2
Aug
26 Jul to 2
Aug
This is the fire-proof upgrading of
the Switch Room. Still TBC that the
Switch Room door will be replaced
at this time.
The following UED’s require
adjustment to comply with F & S
standards (Perimeter gaps to be less
2
Stair Nosings
Not less than
7 weeks
Painting of
Suspended
Ceilings & False
Walls
23 Aug
Probably Oct
or Nov
than 3 mm) – Unit 1 (Self-closer &
Perimeter Gaps), Unit 8 (Perimeter
gaps), Unit 10 (Self-closer), and Unit
11 (Perimeter Gaps). Access to
those units will be required on the
nominated days.
Still TBC that the doors from the
stairways to the Lower Mezzanine
will be replaced at this time.
(Note: Refer to EBS Tender
Specification – Fire & Safety
Upgrade dated 7 Aug 2020)
These will be installed following the
installation of the Interior
balustrades.
This painting will be done on the
completion of all other interior
works, including the installation of
the internal balustrades and stair
nosings.
Note: Re-painting of other interior
areas will be undertaken by Summit
Coatings soon after access is
available.
I am in the process of obtaining details of:
a)
b)
c)
The process they will use to install the balustrades
On-site storage of materials
Storage/Removal of waste.
Other upgrade matters:
a)
b)
c)
d)
e)
Electrical Certification. We have received the certificate of compliance re the
installation of the Electrical Works.
Special Levy. A reminder that this is due by 22 July, Thursday of next week.
Fire Hydrant. Still no confirmation re the requirement for the Fire Hydrant.
Rusted Vent Pipes in Tower A. We are still awaiting the specification for the works
from Matthew Harriman.
Payments for Works. To date the following payments have been made for works
and project management:
i. Essential Building Services (EBS) – four payments for Project
Management, totalling $9,301.89
ii. Fire Management Solutions (FMS) – one payment for Electrical
Works, totalling $66,380.60
2
iii. Evolution Built (EB) – the 10% deposit for Stage 2 Builders Works,
totalling $9,263.10
Capital Works & Property Repairs
You will recall that in the last update I highlighted the repairs listed below requiring
immediate action. The updates on these are as follows:
a)
b)
c)
d)
e)
f)
Movement/cracking in the driveway wall. We briefed and have engaged Neilly
Davies & Partners, consulting engineers, to inspect and report on this. We have
received and accepted their quote for $1,155.00, incl GST. (Further action
postponed due to COVID restrictions.)
Damaged Flashing – Tower B. As previously reported, we have engaged Protect
Building Maintenance to undertake these repairs, which will commence in w/c 19
July. (Postponed due to COVID restrictions.)
Gutter Repairs. Specific action has not been taken at this stage but I will comment
further on this below. However, the gutters are overdue for cleaning – large pieces
of solid build-up cane out of the Tower B gutter during recent rain and other large
pieces could be see protruding from the gutter – and we have engaged El Toro
Window & Gutter Cleaning, to clean all gutters on Tuesday 20 July, subject to
weather. Cost is $707.50, incl GST. (Gutter cleaning postponed due to COVID
restrictions.)
Tree Trimming. Associated with cleaning the gutters, is the need to trim several
trees on the south boundary of the property at the rear of Tower A. They are
overhanging and touching the roof and gutter of Tower A (Unit 5). We have obtained
a quote from Wilkinson Tree Services ($550.00, incl GST) for this work, and are
awaiting confirmation of a start date. (Further action postponed due to COVID
restrictions.)
Interior Painting. This will occur after Stage 3 – Passive Works of the Fire & Safety
Upgrade is complete. The contractor and quote were advised previously.
2
g)
Water Penetration into Unit 10. This was reported on in detail in the last update.
We will be accepting Partridge Remedial to investigate further and provide us with a
building defect report in relation to Unit 10. We have provided them with a detailed
report, including the history of the ‘water penetration’, including the areas affected
within the apartment and how it has affected the surfaces, i.e., mould, dampness,
water, etc. we are awaiting their advice as to when the inspection, testing, etc, will
occur. (Further action postponed due to COVID restrictions.)
Other Matters of Interest
Property Valuation. A new valuation of the property was obtained, with the property now
valued at $7,225,000.00. Gary will include the valuation report with the AGM documents. In
the coming weeks, we will re-assess the insurance of the property and the recommendation
will be included in the AGM agenda.
New CW Fund Plan. We have obtained a new Capital Works Fund Plan, which we received
last Friday (9 July). Unfortunately, there had been little input by the previous SC’s into that
plan, which included the spalling repairs and new balustrades, yet didn’t include numerous
known necessary repairs. You will recall that before commissioning the new plan, we sought
input from all owners: unfortunately, only one owner responded. The new plan covers a
period of 15 years, but as you are aware, it must be updated every 5 years. Gary will
distribute the new plan with the AGM agenda, but in the next update in the next couple of
weeks, I will include mote information to give you a better understanding of the key aspects
of the plan.
Future Capital Works. The approach taken in assessing all the capital works has been – 1)
Protection of the property, 2) Getting the timing and sequencing right, 3) Ensuring we get
value for money, and 4) Enhancing the owner’s investment in their property. Over the past
couple of months, a number of major capital works have been identified, and the need for
earlier rather than later action has been confirmed, i.e., within a 3 to 6 year period. I have
summarised these here and more information will be provided in the coming weeks and
months.
a)
b)
Replace all Gutters & Downpipes. Many of the brackets supporting the gutters have
rusted, become detached or damages. Gutters are also rusting in places, and on both
Towers over the mezzanine are sagging badly, which is partly sue to build-up in the
gutters and the state of the brackets. Also, there is a downpipe in Tower B, which
discharges directly onto the terrace surface of Unit 9. We have been advised by a
number of contractors that the gutters and downpipes need replacing. Scaffolding is
necessary for that work.
Repair/Re-tile both Towers. You will recall that last year we had water penetration
through the roof into Unit 5. Last year Noel Cratchley, who undertook hose repairs,
and managed the spalling repairs and installation of the new balustrades, informed
us that the tiles needed to be replaced. He quoted a cost of around $100,000,
including scaffolding, plus GST. The replacement of the tiles has since been
questioned. While further investigation is necessary, some tiles need
2
c)
d)
e)
repairing/replacing, re-pointing and repairs to flashing, re-painting has been
suggested as an option, and a much cheaper one at around $30,000. Obviously, we
will be doing further investigation in the coming months.
Stop Water Penetration into Garage 10. The garage at the far north end of the
property is positioned on a natural groundwater passage. The rear of the garage and
half of the north side wall is built into the sloping ground. Consequently, there is
significant water penetration into the garage. Also, there is no to minimal
ventilation, and the garage is fully exposed to full sun. all that results in the inner
side of the roof and wall to be almost constantly covered in a fine white powder. It
has been like this for over 20 years. no owner or their tenants should have to put up
with such a situation. Numerous contractors have told us that the earth should be
cleared away from the rear and north walls and proper drainage installed – all of
which will have to be done by hand – and ventilation installed in the north wall. The
reaction of many previous SC members that it would be too expensive to fix. I think
Angela and Ross Trimboli deserve better. I doubt that most other owners would
tolerate that situation.
Installation of Security Doors. While these are highly desirable, they are not of the
same priority as many of the other Capital Works listed above. Consequently, they
have been moved further back in the first 5 years of the plan.
The Repairs on Boundary with No. 13. In summary, what we see on our southern
boundary was supposed to be temporary, and that we had only given approval for
No. 13 to gain access to our property to undertake the necessary repairs. However,
the result is that the temporary repairs undertaken by No. 13 now occupy a not
insignificant slab of our property. Furthermore, No. 13 appear to have no interest in
converting the temporary repairs into a permanent boundary, and the Council seems
to have lost interest in the matter. What is left is starting to degrade and is quite
unacceptable. I recently received from Gary all the correspondence and
documentation relating to this matter. After studying them over the coming weeks, I
will prepare a report for owners, including a proposal to resolve the matter. Being a
boundary issue, it will most likely involve some expenditure by us. Importantly, the
strata manager of nO.13 has advised Gary that the owners are “looking at a
permanent solution”.
‘Packaging’ Works & Repairs. This is not a new concept, as to some extent we had done this
with the spoiling repairs and balustrade installation, and with the Fire & Safety Upgrade
Looking at other repairs and maintenance on the list, clearly there are other opportunities
to pursue this approach. Done properly, it could save us money and time. The key to the
success of this approach is using a competent and independent project manager that we
trust. I recently had the opportunity to discuss this approach with Edward Malek of
SAGEVIEW (NSW), a building consultancy company, which also undertakes project
management, and who prepared our Capital Works Fund Plan. Edward was the person who
questioned the need to re-tile the roofs and suggested, albeit after further investigation,
making some minor repairs to the roofs re-painting the tiles, thus extending its life another
10 to 15 years. Properly managed, even if re-tiling is necessary, replacing the gutters and
2
drainpipes, repainting the fascia’s and under the eaves could be ‘packaged’ with the retiling/re-painting of the tiles, especially as scaffolding is required for all three. Something to
investigate further.
Audit of Accounts. Accounts for the year ending 30 June 2020 have been audited and Gary
Jennings will include the Audit Report with the AGM agenda.
oOo
2
SP 5187 – Owners & Residents Update – 9 August 2021
Dear Owners & Residents,
I take the opportunity to update you on several projects:
1) Cleaning of the Property, as you know recommenced last Friday and went well.
2) Fire & Safety Upgrade, remains on hold and is unlikely to recommence for some
weeks.
3) Repair/replacement of Wall Cavity Flashing – Tower B:
• Will occur this week commencing on Wednesday, and is likely to last for two
to three days.
•
All work will occur outside on the terraces of Units 9 & 11.
•
Special arrangements have been made regarding access to the work areas, so
as to avoid contact with the occupants of the two units.
•
Work will commence at 7.30am and will conclude by 5.00pm each day. The
residents most affected by noise will be those in Tower B.
•
The contractor’s vehicle will be parked on the driveway each day. Should
residents require the vehicle to be moved for access to their garage, please
call Vince on 0421 697 269, and he will come down and move the vehicle.
4) Gutter Cleaning, has been postponed until further notice due to the difficulty in
accessing the Tower B gutters, which for safety reasons has to be through Units 9 or
11, and compliance with current COVID requirements cannot be guaranteed because
of the amount and type of equipment that has to be moved through the stairway
and units 9 or 11.
5) Tree Trimming, we hope is able to proceed in several weeks time, as the work site
and the access to it is all outside.
6) AGM, owners are reminded this is scheduled for Tuesday 24 August at 6.00pm, and
will be conducted by Zoom.
Regards,
Geoff
Strata Committee – SP 5187
SP 5187 – Owners Update – 19 August 2021
Covid Restrictions
As you are aware Covid Restrictions and Rule change frequently. Recent changes eased
slightly the Residents Update of 23 July.
The wearing of Face Masks is still required by all residents, their visitors and contractors in
the entrance foyers, stairways and corridors, i.e., the passageways from the stairways to the
Lower Mezzanine
Face Masks are not mandatory when in outdoor common areas; however, the physical
distancing ‘4 square metre rule’ does apply in those areas. If you can’t comply with the ‘4
square metre rule’ in those areas then Face Masks must be worn.
Major Works and Repairs
1) Gutter Cleaning. This is unlikely to occur until Covid restrictions are eased for the
reasons given in the 9 August Update.
2) Repair of Damaged Flashing in Tower B. The flashing was repaired last week, and
fortunately was not as bad as first thought. Work was completed in 1½ days.
3) Driveway Wall Crack. An engineer from Neilly Davies & Partners P/L inspected the
wall on 4 August. The good news is that the wall is not in danger of collapsing. As you
are aware, the wall is not straight, and expansion joints should have been inserted at
each angle-join, but were not. We are awaiting their report but the information
received on the day was that it is not major works. It is hoped the work can be done
pre-Christmas, and if not then during Stage 3 Works of the F&S Upgrade, allowing
the wall to be re-painted when the interiors are painted.
4) Tree Trimming. It is hoped that this will occur in the coming weeks.
5) Fire & Safety Upgrade. The majority of the remaining works will occur in the
stairways (Stage 2 Works – new balustrades) and in units (Stage 3 Passive Works).
Consequently, it will be very difficult to undertake these works and comply with
current Covid restrictions. We have spoken with Matthew Harriman (EBS) and he has
applied to Northern Beaches Council for a further extension. If current restrictions
continue, it is unlikely that works will recommence pre-Christmas; however, we will
take every opportunity to complete Stage 2 pre-Christmas.
6) Interior Painting. This will occur as soon as the Upgrade is completed. Painting of the
driveway wall is included in this painting.
7) Unit 10 – Moisture/Mould/Water Penetration. Partridge Remedial Engineers have
not been able to inspect Unit 10 due to Covid restrictions. These problems in Unit 10
have been evident since the mid 1990’s. attached is a copy of a report we prepared
for Partridge, which will give you a better understanding of problem: Angela and
1
Ross Trimboli have been very patient. Progress on this matter will be governed by
Covid restrictions. I also believe that we may require a second opinion.
Southern Boundary Landslip. The other major issue that has not been mentioned previously
is the state of the boundary area with 13 Graylind Close. Decades ago, one of the unit
owners in No. 13 undertook illegal building works by adding a balcony and additional
drainage. Several years ago, this caused a major landslip onto our property. NB Council
became involved and ‘temporary’ repairs were undertaken by No. 13. They were authorised
to enter our property to undertake the repairs; however, the repairs they undertook more
than encroached onto our property. Also, No. 13’s ‘temporary’ repairs appear to have
become rather permanent. Currently, I am preparing a timeline of events from the emails
and other correspondence, reports, etc., that we have on file. This should provide us with a
clearer picture of the key events, issues and responsibilities of the parties. I hope to have
the report on this matter completed by end September.
If you have any questions re this update, please don’t hesitate to call.
Regards,
Geoff
SP 5187 Strata Committee
[0415 617 137]
Attachments: 1 – Capital Works to End 2022 – Subject to Covid Restrictions
Enclosure: The History of Issues Relating to Mould, Dampness & Water Penetration in Unit
10
2
Attachment 1 to
Owners Update
19 August 2021
Capital Works to End 2022 – Subject to Covid Restrictions
[Note: The only firm quote is for Interior Painting & Driveway Wall – all other ‘Est. Cost’ are
estimates taken from the 2021 Capital Works Fund Plan to be issued with the AGM Agenda.]
WORKS
Driveway Wall
(Exterior Painting)
EST.
COST,
incl GST
7,150
PRIORITY/DATE
REMARKS
High
•
)
•
•
•
•
Interior Painting
U 10 –
Moisture/Mould/Water
Penetration
23,210
??
High
To be
completed as
soon as Stage 3
of the F&S
Upgrade is
completed
High
•
•
•
•
•
Replace Clothes Lines
Tower A Vent Pipe
Repairs/Replacement
1,484
(Incl
GST)
Medium
9,350
High
•
•
•
Has been inspected by
engineers
Wall is not unstable
Easily repaired & not that
expensive
Engineers report & quote
not yet received.
$6,500 is the CWF Plan
estimate.
CWF Plan est. is $18,217,
but excl Driveway Wall
The quote incl the
painting of the Driveway
Wall @ $2,750.
Cause(s) of the problems
unknown at this time.
Partridge have quoted
$3,000 for inspection &
Flood Test + $3,000 for
the Building Defect Report
& Remedial Measures =
Total $6,500 + GST =
$7,150
I think we should obtain
another opinion.
$1,440 is the estimate in
the CWF Plan
The lines are long overdue
for replacement.
Allowance in CWF Plan =
$8,500
3
(Incl.
GST)
Sub Total
(Not Incl - U 10 –
Moisture/Mould/Water
Penetration
•
To be followed up with
Matthew Harriman (EBS),
as he was hoping to get
Evolution Built to repair
these within the contract
price.
41,194
)
POSSIBLES
South Boundary
Rehabilitation
Replace/Maintain
Gutters
Replace/Maintain
Downpipes
Repair/Paint Roof Tiles
TBA
Medium
7,755
High
2,904
High
36,300
The possible permanent
repairs & our involvement
in those repairs & cost to
us is unknown at this
time.
There could be savings, e.g.,
scaffolding, if the following
works were done as a
‘package’ & employing a
Project Manager; however,
probably not possible.
•
•
•
•
Exterior Painting
15,743
Medium
•
Noel Cratchley’s estimate
was $100,000, including
scaffolding.
Re-painting, incl
repair/replacement of
some tiles & some flashing
repairs was suggested by
Edward Malek of
Sageview, who completer
the CWF Plan.
Suggest we obtain a more
assessment of the
condition of the roof, &
an accurate quote for
repairing/re-painting the
roof.
Allowance in the CWF Plan
for the following is
4
Scaffolding
Sub Total
Of
Possibles
19,360
82,062
N/A
•
•
•
•
$14,312 + GST $1,431 +
$15,743 – comprising
Eaves ($2,350) – Fascia
($2,162) – Window Lintels
($9,800).
$17,600 is the CWF Plan
estimate
If completed in 1st Half of
2022/2023 – CWF Balance
would = $
If completed in 2nd Half of
2022/23 – CWF Balance =
$
Allowance of the GST
refund of approx. $8,200
is not included
5
SP 5187 – Owners & Residents Update – 21 September 2021
Garbage Disposal
It has come to the attention of the Strata Committee that food scraps are being deposited in
the Green Top vegetation recycling bin. IMPORTANT: The Green Top bin is for
vegetation/garden waste, including cut flowers, only and is NOT to be used for composting.
Please deposit compostable household food scraps etc into an appropriate garbage bag and
place in the Red Top bins. We may incur fines and/or the bins may not be emptied by
contractors if food scraps are found in the Green Top bin. Your assistance with this matter is
appreciated.
For further information on garbage disposal and recycling please refer to –
https://www.northernbeaches.nsw.gov.au/services/rubbish-and-recycling/bin-guide
Covid Restrictions
Please note that the COVID restrictions applicable to the property that were advised in the
Update/Newsletter of 19 August are still in place.
The wearing of Face Masks is still required by all residents, their visitors and contractors
when outside your unit. Unfortunately, a number of visitors have been observed entering
and leaving the property not wearing a mask. Please note By-Law 7, and conform to current
NSW Government restrictions relating to “Visitors to your home”.
Major Works and Repairs
The Damaged flashing in Tower B was repaired before the current restrictions came into
force.
We are still awaiting the engineers report regarding the Driveway Wall Crack.
We are still unable to progress the following repairs due to the restrictions:
•
•
•
Gutter Cleaning
Unit 10 – Moisture/Mould/Water Penetration
Tree Trimming
Fire & Safety Upgrade
We were in contact with the project manager, Matthew Harriman pf Enhanced Building
Services (EBS), as late as yesterday, and he is hopeful that the upgrade works can
recommence in about six weeks, i.e., early November. This may allow completion of the
stairways, including balustrades, and external balustrading before Christmas.
It is most unlikely that Stage 3 of the upgrade, the Fire Stopping works, will commence until
the New Year. Stage 3 will be the most intrusive for all residents, as it will involve works
within each unit over a period of several days. Owners were advised of the details of these
works some time ago, but it will be re-sent to all owners and tenants in the near future, as
soon as the resumption of work is confirmed.
1
A ‘Thank You’
The Committee would like to thank Tara Cheeseman and her son Myles for clearing a
blocked drain at the driveway entrance last weekend. Our thanks to you both.
If you have any questions re this update, please don’t hesitate to call the Secretary, Geoff
Copeland (0415 617 137).
Regards,
Geoff and Melissa
SP 5187 Strata Committee
2
SP 5187 – Owners & Residents Update – 12 October 2021
COVID Restrictions
Please be aware of and comply with current requirement that “masks are required in all
indoor settings”, i.e., masks must be worn by residents, their guests and contractors when in
common area foyers and stairways.
Know Your By-Laws – By-Law 14: Hanging Out of Washing
(1)
An owner or occupier of a lot may hang any washing on any lines provided
by the Owner’s Corporation for that purpose. The washing may only be
hung for a reasonable period.
(2)
An owner or occupier of a lot may hang washing on any part of the lot other
than over the balcony railings. The washing may only be hung for a
reasonable period.
(3)
An owner or occupier cannot hang washing on any part of the lot or
common property whereby the washing is visible from the exterior of the
building.
(4)
In this by-law: washing includes any clothing, towel, bedding or other
article of a similar type.
So, it is obvious that washing, etc., can’t be dried on racks on the balcony or any
other fitting attached to an external balcony wall, of any unit except for possibly
the north side balconies of units in Tower B and then only when placed at the
western end of the balcony, and possibly one or two penthouse units but only if
screened.
Alternatives are:
• to dry small items on a rack inside your terrace door – they will dry quite
quickly there, and/ or
• on the drying lines provided at the rear of Tower B adjacent to the Upper
Mezzanine”.
Fire & Safety Upgrade
It is great to be able to inform all owners and residents that if everything goes to plan, the
Stage 2 upgrade works will commence in four weeks time. We will receive a week’s notice of
the start date of each of the works.
1
Also, today we received a copy of the Modified Order from Northern Beaches Council,
authorising the extension of time for the completion of Stages 2 and 3 of the Upgrade as
follows:
•
Stage 2 – Prior to 14 January 2022, and
•
Stage 3 – Prior to 18 June 2022.
The Modified Order also confirmed the completion of Stage 1.
The works comprising Stage 2 are:
1) Barriers, which include new balustrades and handrails in the stairways of each
tower, from the Lower Mezzanine to the Upper Mezzanine, from the Upper
Mezzanine to the area behind Tower A, and on the Driveway wall. Note: To comply
with safety requirements, the removable section of the balustrade at the north end
of the driveway wall will be lockable, with the key held by the Building
Representative. (Note: Images of the style of stairway balustrade and handrail are on
page 4)
•
Non-Combustible Enclosure, which involves upgrading and sealing the switch room
and storeroom.
•
Fire Doors. This involves replacing the doors from each tower to the Lower
Mezzanine, upgrading the doors to the switch room and storeroom, and the
readjustment of the entry doors to Units 1 and 11 to reduce the perimeter gaps.
•
Stair Nosings will be fitted to all interior and external common area steps to provide
a non-slip tread.
•
Suspended Plasterboard Ceilings and Plasterboard Walls were constructed to
conceal all cabling, and also provide a neat tidy finish for the required newly installed
electrical items to recess within the ceiling. Works to be completed are the
installation of a metal skirting strip around the base (skirting board) to provide
protection and avoid damage, and the painting of those ceilings and walls. (Note: We
are still awaiting confirmation from Matthew Harriman of EBS regarding the repairs
of the Rusted Vent Piped and the repair of the top-level stairway Floor Slab, both in
Tower A.)
The completion dates for these works are as follows:
•
Friday 12 November – Stair Nosings
•
Friday 19 November
✓ Non-combustible Enclosure
✓ Fire Doors
✓ Suspended Plasterboard Ceilings & Plasterboard Walls
2
•
Friday 3 December – Internal & External Barriers
Some points to note during these works:
•
•
•
•
•
There may be some disruption to driveway access during work hours of 7am to 5pm.
There will probably be some Saturday work.
Some works may occur concurrently.
It will be noisy and dusty, especially during the Barriers and Stair Nosing works.
Re the Barriers Works:
➢ Each tower will take about a week to complete.
➢ Installation will start at the top level and work down.
➢ Work will be done by sections to ensure for safety and that properly
attached handrails are always available.
➢ There will be some welding on site, with the necessary precautions.
Stage 3 – Passive Works
These works will not commence until early 2022. The works comprise “rectification of noncompliant service penetrations through fire rated elements”. The works will occur within
each unit, and may take 3 to 4 days to complete per unit.
Owners have already received the details of the works specific to their unit. The Strata
Committee will meet with the contractor pre-Christmas and receive details of the conduct
of the works, after which all owners and tenants will receive full details applicable to their
unit. The SC has already confirmed that there is some flexibility in the sequencing of the
works, so residents who will be away for periods should be able to be accommodated.
Fire Hydrant
Most owners are aware that we have been awaiting a decision for some time on the
requirement for a hydrant to be installed adjacent to the driveway in front of No. 13. In the
past week, we have received from EBS a copy of the Request for Concession Relating to Fire
Hydrant System they submitted to NB Council for approval. Council will make their decision
based on the advice they receive from NSW Fire Brigade.
EBS have established that the water pressure of the two street hydrants, one to the north
and one to the south of our property, are of sufficient pressure, facilitated by a Fire Brigade
pumping appliance positioned at the driveway entrance with extended hoses, fore water at
the appropriate pressure to reach the most ‘disadvantaged’ units of the property, i.e., in
Tower B. if council approves the request, an additional hydrant will not be required: a
specially approved sign will be affixed to the exterior of the driveway wall adjacent to the
entrance, indicating the distance of the hydrants from that point and the length of hose
required. Several such signs have been observed in the area, so we are quietly confident
that approval may be granted.
oOo
3
Images of the Type of Stairway Balustrade & Handrail
4
SP 5187 – Owners Update – 10 November 2021
COVID Restrictions
The wearing of masks in indoor common areas, i.e., the entrance foyers and stairways, is
still a requirement as per NSW Government Covid Restrictions. Please comply and ensure
your guests and contractors comply when visiting the property.
Gutter Cleaning
Gutters will be cleaned this Friday, 12 November, subject to safe weather conditions. The
work will commence between 7.30 & 8.00am. Tower A will be done first and the contractors
will access the roof from the rear of Tower A. Access to the rear of the property will be via
the northern boundary area. The contractors have been authorised to park their vehicle at
the far NE corner of the driveway. Access to the roof of Tower B will be from the terrace of
Unit 9. All tenants have been informed of this.
Fire & Safety Upgrade
We recently received advice from EBS that the bulk of the Stage 2 Builders Works, despite
availability issues with some materials, will be completed pre-Christmas. We don’t yet have
a start date for the Stage 2 works, and you will recall from the last Update that the Stair
Nosing’s were to be installed by this Friday, so Saturday work looks to be a certainty.
Tree Trimming
The trees in 13 Graylind Close that were overhanging Tower A were trimmed on 27 October.
Strata Committee Activities
The SC has been very busy in recent weeks in dealing with the sale of Unit 1 and matters
pertaining to Unit 8.
The SC had been aware for some time of the probable sale of Unit 1 but only became aware
in September that the owners had undertaken extensive pre-sale renovations of the unit.
Despite inspecting the renovations with the owners on 4 October, it took the SC and the
Strata Manager some six weeks to obtain from the owner complete and accurate details of
the renovations, to allow retrospective approvals where necessary. The unit was sold a
couple of weeks ago. The kitchen renovations (Minor Works) were approved by the SC only
last week, and the painting of the balcony slab surface (Major Works) is yet to be approved
by the owners. A Special By-Law is required for the painting of the balcony slab, as the
Special By-Law re painting of balconies has not yet been registered. Gary Jennings will
shortly be sending owners the necessary details of the Special By-Law and the general
meeting to approve it.
Most owners will be aware of the declining health and mobility of James Hardaker, owner of
Unit 8. James recently made the decision to sell his unit. His brother John and his family are
working closely with James to renovate and sell the unit. The SC has been working closely
with them to achieving those objectives as quickly as possible. A number of possible options
1
were discussed re clearing outstanding levies and the renovation process, including the
approvals required.
We are delighted to inform owners that all outstanding levies have been paid, and we are
working with John, his family and James to ensure all renovation approvals are processed
promptly. The SC, on behalf of the owners, has thanked John, his family and James for their
efforts in progressing matters as quickly as they have, and have assured them of our
continues support until the unit is sold. James’ decision to sell and move to more suitable
accommodation will give James greater peace of mind and quality of life.
NB Council Boundary Survey
All residents received a letter from the council re this yesterday. The survey relates to 16
Graylind Close, which is the Collaroy Escarpment Reserve.
Geoff spoke with the council today and confirmed that 16 Graylind Close comprised the land
to the immediate rear, i.e., west, of our rear boundary and a narrow strip of land to the
immediate north of our northern boundary running from the escarpment to the road.
They are not yet able to confirm the date(s) of the survey but will contact Geoff prior to the
survey occurring. Geoff offered the survey team access to No. 16 from our driveway, if that
was required. it is our intention to obtain details of the boundary after the survey.
Know Your By-Laws – By-Law 9: Smoke Penetration (Option B)
(1)
An owner or occupier of a lot, and any invitee of the owner or occupier,
must not smoke tobacco or any other substance on the common property,
except:
(a)
in an area designated as a smoking area by the owners corporation, or
(b)
with the written approval of the owners corporation.
(2)
A person who is permitted under this by-law to smoke tobacco or any other
substance on common property must ensure that the smoke does not
penetrate to any other lot.
(3)
An owner or occupier of a lot must ensure that smoke caused by the
smoking of tobacco or any other substance by the owner or occupier, or
any invitee of the owneror occupier, on the lot does not penetrate to the
common property or any other lot.
Approval to Keep an Animal
The SC recently approved the application by the new owners of Unit 1 to keep a
dog on their Lot. The dog is an 11yo female Greyhound weighing 23.9kg.
2
Clearly, the dog does not meet the criteria in the Special By-Law approved by
owners at the last AGM; however, like the painting of the Unit 1 balcony, the ByLaw has not yet been registered and is therefore unenforceable. The Strata
Report prepared by Gary Jennings for the sale of Unit 1 contained the current
and registered Consolidated By-Laws for SP 5187. The new owners complied
with that By-Law and submitted their application in good faith. Also, the dog
clearly has a very prominent position in the lives of the new owners.
The SC’s assessment, and the advice of the Strata manager, was that as the new
By-Law was legally unenforceable, any attempt to enforce it would most
probably have resulted in a legal challenge by the new owners, or, if rejection of
their application resulted in the sale collapsing, we would most probably face
legal action from Dean Kretchmer. The SC’s decision was taken in the best
interests of the Owners Corporation.
Geoff & Melissa
Strata Committee
3
Chronology
Strata Plan
5187
Lots
Address
14 Graylind Close, Collaroy NSW 2097
Strata Manager
Gary Jennings, Strata Excellence
Strata Committee
Representative
Geoff Copeland
Description
Advice regarding landslip
File
222935
DocX link
https://docx.swaab.com.au/index.php/s/Gb25vuQPYHBGiZX
Tab
Date
Description
1.
25 January 1971
Strata Plan 5187 registered
2.
23 March 2017
Map showing location of hazards
11
Northern Beaches Council
3.
4 April 2017
Geotechnical hazard identification and quantitative risk assessment –
Fee proposal
GHD Pty Ltd
4.
18 October 2017
Report on geotechnical inspection
Taylor Geotechnical Engineering Pty Ltd
5.
27 February 2018
Memorandum of Site Inspection on 27 February 2018
GHD Pty Ltd
6.
20 March 2018
Memorandum of Site Inspection on 16 March 2018
GHD Pty Ltd
7.
27 April 2018
Memorandum of Site Inspection on 16 March 2018
GHD Pty Ltd
8.
4 June 2018
Memorandum of Site Inspection on 25 May 2018
GHD Pty Ltd
9.
25 June 2018
Memorandum of Site Inspection on 21 June 2018
GHD Pty Ltd
222935 | 23216426.2
Tab
Date
Description
10.
4 July 2018
Summary report – Geotechnical monitoring – February to June 2018
GHD Pty Ltd
11.
26 September 2018
Memorandum of Site Inspection on 24 September 2018
GHD Pty Ltd
12.
23 October 2018
Memorandum of Site Inspection on 23 October 2018
GHD Pty Ltd
13.
6 December 2018
Memorandum of Site Inspection on 30 November 2018
GHD Pty Ltd
14.
January 2019
Site inspection
Referred to in 30 April 2019 memo for site inspection 5 April 2019
15.
30 April 2019
Memorandum of Site Inspection on 5 April 2019
GHD Pty Ltd
16.
4 July 2019
Letter to Northern Beaches Council re: flooding complaint from
Council's public reserve
Gleeson Consulting Pty Ltd
17.
24 February 2020
Memorandum of Site Inspection on 20 February 2020
GHD Pty Ltd
18.
27 October 2021
Memorandum of Site Inspection on 22 October 2021
GHD Pty Ltd
19.
19 November 2021
Plan showing survey marks to define eastern boundary
C.M.S Surveyors Pty Ltd
20.
21 February 2022
Post Boundary Survey Geotechnical Assessment
GHD Pty Ltd
21.
1 March 2022
Report on Geotechnical Recommendations
Alliance Geotechnical Pty Ltd
22.
8 March 2022
Landslip occurred
23.
10 March 2022
Email from to strata manager
Matthew Holt, Northern Beaches Council
24.
11 March 2022
Geotechnical Inspection at 14 Graylind Close Collaroy
GHD Pty Ltd
222935 | 23216426.2
Page 3
Tab
Date
Description
25.
12 March 2022
Email from Geoff Copeland to strata manager
Geoff Copeland
26.
17 March 2022
Letter to Northern Beaches Council re: significant landslip events and
invitation for discussion with Council
Owners corporation
27.
20 March 2022
Background Information for Geotechnical Engineers regarding the
landslip and subsequent water issues
Geoff Copeland
28.
21 March 2022
Comments on Northern Beaches Council and insurers (CRM)
regarding landslip on Council land and its impact
Geoff Copeland
29.
24 March 2022
Letter to owners corporation attaching:
•
•
•
•
•
survey plan from C.M.S Surveyors Pty Ltd
report from GHD Pty Ltd dated 21 February 2022
report from Gleeson Consulting Pty Ltd dated 10 March 2022
report from GHD Pty Ltd dated 11 March 2022
survey with drone overlay
Yianni Mentis, Northern Beaches Council
30.
29 March 2022
Letter to Northern Beaches Council re: attendance of geotechnical
engineer at site
Swaab
31.
4 May 2022
Email correspondence regarding geotechnical inspection by GHD
attaching photos from site visit of 7 April 2022
Chris Munro, Northern Beaches Council
32.
18 May 2022
Letter to Northern Beaches Council re: arranging an onsite meeting
Swaab
222935 | 23216426.2
Page 3
29 Christie Street, Level 2
St Leonards, New South Wales 2065
Australia
www.ghd.com
Your ref: P0171231
Our ref: 12564753
21 February 2022
Joseph Horvath
Northern Beaches Council
Environment Officer - Bushland
Bushland & Biodiversity
16 Graylind Close - Post Boundary Survey Geotechnical Assessment
Dear Joseph,
Introduction and background
GHD has been engaged by Northern Beaches Council (Council) to periodically review the geotechnical risk
posed by geotechnical hazards within Council Land, which is identified as DP236524, located at 16
Graylind Close, Collaroy.
In 2017 GHD carried out a Quantitative Risk Assessment of the site, with the results presented in our report
dated 14 September 2017 (Ref: 2126403-8152). Following this assessment geotechnical monitoring of the
site has been undertaken periodically since February 2018 in order to review and assess possible
deterioration of the condition of previously identified hazards. Site visits have been undertaken typically on
an annual basis as well as in response to intense and/or prolonged rainfall events.
For the most part, these inspections comprised visual observation and assessment of the lower escarpment
slopes within DP236524 from the rear mezzanine level at the apartment building at 14 Graylind Close as
well as from different vantage points below the site (to the east). The steep natural slopes that form the
Collaroy Escarpment Reserve are densely vegetated and largely inaccessible.
The steep cutting in colluvial soil and weathered rock located at the rear of the apartment building at 14
Graylind Close has been the focus of the monitoring due to the close proximity to the building and the
weak, erodible nature of the material. Throughout the life of this project the property boundaries for 14
Graylind Close were not known with confidence. Recently Council commissioned a survey to determine the
accurate location of property boundaries.
The purpose of this letter is to provide comment on the locations of geotechnical hazards with respect to
the property boundaries and provide recommendations for the ongoing risk management of the site.
This document is in draft form. The contents, including any opinions, conclusions or recommendations contained in, or which may be implied
from, this draft document must not be relied upon. GHD reserves the right, at any time, without notice, to modify or retract any part or all of the
draft document. To the maximum extent permitted by law, GHD disclaims any responsibility or liability arising from or in connection with this draft
document.
The Power of Commitment
GHD Pty Ltd | ABN 39 008 488 373
Site visit observations
GHD visited the site on 24 January 2022. Weather at the time of the inspection was fine. As per our
previous site visits, substantial vegetation obscures the Collaroy Escarpment. Therefore, assessment of
deterioration of the geotechnical hazards was limited, including the upper escarpment cliff face.
Furthermore, no visible signs of significant distress or deterioration of existing geotechnical hazards was
noted within the lower escarpment slopes within Council Land (DP236524), since the previous inspection
was completed.
Based on the survey provided by Council (Drawing ref: 20874 – CMS Surveyors Pty Ltd. dated 1718/11/2021) the steep cutting in colluvial soil and weathered rock located at the rear of the apartment
building at 14 Graylind Close is located wholly within private land. Observations from the mezzanine level
behind the northern unit block at 14 Graylind Close did not indicate recent rock block detachment from the
cutting or obvious areas of recent soil erosion. No recent rock block detachment / rock falls were observed
to the rear of Units 1 to 5 (14 South).
No visible change to the condition of the slopes within DP236524, adjacent to 12 Graylind Close, was
observed during this inspection.
Figure 1 Cutting in colluvium at rear of Mezzanine area behind 14 Graylind Close – Northern end
12564753 | 16 Graylind Close - Post Boundary Survey Geotechnical Assessment
2
Figure 2 Cutting in colluvium at rear of Mezzanine area behind 14 Graylind Close – Northern end, view to south
Figure 3 Weathered rock exposed in cutting at rear of Mezzanine area behind 14 Graylind Close
Discussion and recommendations
Based on our site observations there has been no discernible change in the condition of previously
observed hazards within or adjacent to Council Land (DP236524) that forms part of the Collaroy
Escarpment Reserve.
Based on the recent survey provided by Council and our site visit observations of geotechnical hazards and
features, it is now apparent that the steep cutting in colluvial soil and weathered rock located at the rear of
12564753 | 16 Graylind Close - Post Boundary Survey Geotechnical Assessment
3
the apartment building at 14 Graylind Close is not located on Council Land. Our site visit observations over
the last few years have noted periodic detachment of small rocks, soil fragments and surficial soil erosion
from this cutting. While these small hazards are unlikely to pose an appreciable hazard to users of the
mezzanine level it is possible that larger instability could occur during intense or prolonged rainfall periods
and could comprise slides or slumping of the soil materials in the cutting. These hazards are located with
the property boundary of 14 Graylind Close. This could result in larger quantities of soil and rock material
slumping onto the rear external mezzanine levels of the apartment complex.
We recommend Council inform the managing authority of the apartment complex of these hazards. As the
regulator, Council should also instruct the managing authority of the apartment complex to undertake their
own landslide risk assessment of the steep slopes located within their property boundary such that the risks
can be communicated to residents and appropriately managed. The risk assessment should be carried out
in accordance with Australian Geomechanics Society, Practice Note Guidelines for Landslide Risk
Management (AGS, 2007c).
Following the completion of our 2017 report (Ref: 2126403-8152), GHD carried out periodic visits to visually
monitor the deterioration of geotechnical hazards at the site and observe signs of instability. Throughout the
course of the monitoring there was either negligible or no change to the condition of observable
geotechnical hazards at the site.
The risk assessment presented in our 2017 report assessed risks at the site to both life and property.
These risks were typically “tolerable” or “acceptable” according to the Australian Geomechanics Society
Practice Note Guidelines for Landslide Risk Management (AGS 2007). Given that the previously assessed
risks at the site are typically within “tolerable” or “acceptable” levels and there has been no obvious signs of
instability on Council Land over the course of our monitoring, the smonitoring site visits to review Council
Land can be discontinued. However, should signs of instability be reported by residents or Council, we
recommend that GHD be notified and attend site to make further assessment.
Closure
This letter outlines our observations of geotechnical site features and assessment of hazards observable at
the time of the fieldwork. Natural features will change and may deteriorate over time, which could change
existing hazards or create new ones.
If you have any queries on the contents of this correspondence please do not hesitate to contact the
undersigned.
Regards
Andrew Hunter
Technical Director - Engineering Geology
+61 2 94624761
andrew.hunter3@ghd.com
Attachments: Survey Plan - Drawing ref: 20874 – CMS Surveyors Pty Ltd. dated 17-18/11/2021
12564753 | 16 Graylind Close - Post Boundary Survey Geotechnical Assessment
4
References
Australian Geomechanics Society, 2007c, “Practice Note Guidelines for Landslide Risk Management”,
Australian Geomechanics Society. Australian Geomechanics, Vol 42, No1, March 2007.
12564753 | 16 Graylind Close - Post Boundary Survey Geotechnical Assessment
5
Consulting Chartered Civil, Structural
and Remedial Engineers
Specialising in Construction, Project
Management, Engineering Design,
Diagnosis and Documentation
Building Consultants, Inspection
and Reporting Services
ABN 42 056 872 943
10 March 2022
Northern Beaches Council
Civic Centre
725 Pittwater Rd
DEE WHY NSW 2099
Attention: Mr Matthew Holt: Senior Engineer
Dear Sir,
RE:
CIVIL/STRUCTURAL ENGINEERS PRELIMINARY REPORT ASSESSMENT
ADVICE ON BUILDING DAMAGES TO 14 GRAYLIND CLOSE
SUSTAINED BY LANDSLIP UPPER CATCHMENT
ABOVE 14 GRAYLIND CLOSE ON 16 GRAYLIND CLOSE (NBC PROPERTY)
BUILDING DAMAGE REPORT
Sydney Offic 2 Mahratta Ave, Wahroonga NSW 2076 | TELEPHONE: (02) 9487 6800 | MOBILE: 0419 246 231 | EMAIL: gleesoncon@bigpond.com
e
Brisbane Offic PO Box 481, Spring Hill QLD 4004 | TELEPHONE: (07) 3041 4081 | MOBILE: 0419 246 23 | EMAIL: gleesoncon@bigpond.com
ROAD ELEVATION VIEW OF No 14 GRAYLIND CLOSE
1.0 INSTRUCTIONS / BACKGROUND
We were instructed to inspect and review the units building structure and to advise of any structural damage
which may have occurred following a land slip recently experienced on or around 7 and 8 March 2022 at the
rear of the property.
We were also requested to advise of any potential further damage that may be sustained to the building
following the land slip currently and in the near future given current site conditions.
The property was inspected on the 9th and 10th March 2022 in the presence of Committee members of the
Strata Plan No: 5187.
Photographs were taken and observations were made of units internally in close proximity to the land slip where
earth pressures were evident.
Shortly after our inspection we were provided with aerial photographs (by Drone supplied by NBC) one of which
is shown on page 1 of this report.
The property consists of two tower buildings with four levels on each tower, Tower A being the southern
building and Tower B being the northern tower building. Below is an extract from the Strata Plan showing the
unit layout and units shaded in green which have been affected by earth and debris pressure from the landslip.
The site is a steep sloping site with the main driveway and garages at ground level consisting of a slab partially
suspended and partially on ground to the southern end.
2
Extract of the Strata Plan with Units affected (shaded green) by soil /debris deposits
3
2.0 OBSERVATIONS
Photographs shown below summarise our observations:
Water cascading at central elevated courtyard between towers
Water and soil deposit on central courtyard between towers
Soil and water up against the rear of unit 8
Soil and debris at rear of unit 3
Silt and water rear of unit 3
Underground water pumping out of concrete driveway cracks
4
Rear of unit 8 no structural wall stress or cracking
Water penetration to unit 8
Water penetration
No structural stress or cracking to unit
Soil/plant deposit up against door of unit 3
Soil against unit 3 at window sill height
5
Our observations relevant to our brief were as follows:
1.
That the soil profile behind the subject units was estimated to be around 45 degrees.
2.
The depth of soil/tree matter up against the building affected units 3,5 and 8. The depth of soil varied
between 1 and 1.8m.
3.
That a tree palm around 5m high (as shown on page 1 of this report) is located at the top of the slip and is
in danger of imminent collapse.
4.
High water discharges from the slippage site area as well as high discharges of water to the unit complex
and under the unit structure as evident by water flows under the building and observed at the driveway
slab and rear of garages at ground level.
5.
That access to the soil deposit would be difficult and cannot be undertaken from the rear road entry and
may only be undertaken from the northern side of the site.
6.
That two properties located at Nos 33 and 37 Edgecliff Blvd to the west are located below Edgecliff Blvd
level and above Graylind Close have their rain water discharges to the parkland property owned by Council
known as 16 Graylind Close being the subject slip site and vacant land. See arial photo below.
7.
All units inspected at the rear of the two Towers showed no signs of cracking nor structural distress.
Edgecliff Blvd
Location of land
slip
6
3.0 LAND SLIPPAGE
Generally, the cause of a land slip occurs when changes or site conditions are altered in relation to:
1.
The ground surface slope.
2.
Water pressures.
3.
Soil strength.
The Council’s site is estimated to be around 30-40 degrees in slope and has been known to be subject to land
slippage and we have been advised that it has been monitored by geotechnical engineers.
The Owners at No14 Graylind Close (the developer) modified the ground surface slope by the vertical excavation
of the slope to achieve the site development.
The extreme high rainfall experienced over the prior two-week period altered the ground water pressures and
reduced soil strength.
It is our view that these three factors and extreme rainfall have given rise to the slippage.
4.0 BUILDING DAMAGE CURRENT
Currently there is no structural damage to the units inspected as a result of earth pressures against the building.
There was no observed cracks or evidence of damage.
The earth pressures are short term loads, however will need to be removed as soon as possible by excavation
of the soil deposits.
Currently the Owners of units 3 and 5 cannot access their rear sections of property as soil and debris to a depth
of around 1.2m exists.
As the soil blocks the external wall weepholes and transfers saturated soil moisture into units 3,5 and 8 these
units will continue to suffer water damage in the current state. Unit 8 is and was in a dilapidated state from
water/moisture prior to the event in any respect.
5.0 IMMEDIATE DAMAGE MITIGATION
To mitigate water damage the following is suggested:
1.
The placement of sand bags on the central courtyard to direct water to the inlet pit.
2.
The lowering of the pit inlet at the rear of unit 5 to permit water escape and ponding.
7
3.
The removal of the debris/ soil around the rear door of unit 3 so that water does not enter the habitable
rooms of the unit as soil levels permit stormwater runoff through the door.
4.
Monitoring of the tree about to collapse should be maintained by the unit residents.
5.
A small opening (say 0.5m square) should be made on the ground floor driveway slab where it is supported
on fill (southern end) to confirm whether the supporting soil is present or has migrated from the washing
and water pressures observed flowing from cracks in the driveway. This is important as vehicles currently
drive over this driveway slab.
6.0 LONG TERM MEASURES
Obviously, the deposited soil and debris must be removed as soon as possible. Access to this area is difficult and
any removal process will need consideration of further slippage occurring once the toe of the soil deposit is
removed. In this respect a geotechnical engineer should be consulted.
In our view an excavator could be transported by crane at the northern end and initially at the platform above
the existing gabions. A series of platforms and lifts could then be undertaken for the machine to access the
upper level.
We trust this is of assistance.
8
Level 2, 29 Christie Street
St Leonards, NSW 2067
Australia
www.ghd.com
Our ref: 12563323-GE-LET-001A
11 March 2022
Matthew Holt
Senior Engineer – Asset Projects
Northern Beaches Council
725 Pittwater Rd
Dee Why NSW 2099
Geotechnical Inspection at 14 Graylind Close Collaroy
Dear Matthew,
1.
Introduction
At the request of Northern Beaches Council (Council), GHD Pty Ltd (GHD) attended site at 16 Graylind
Close, Collaroy on 9 March 2022 to inspect and assess a small landslide which had occurred on a rock
cutting on the northern side of the road. Whilst onsite, another instability was discovered that had occurred
at the rear of an apartment complex at 14 Graylind Close. GHD notified Council of the landslide at the time
of our site visit, after which Council representatives attended site to inspect the landslide.
The inspections and assessments were requested as part of emergency works within the Northern
Beaches Council district following the ‘east coast low’ rainfall event that resulted in intense, heavy rainfalls
on 8 and 9 March 2022. According to the nearest Bureau of Meteorology weather station (Long Reef Golf
Club), approximately 120 mm and 195 mm of rainfall occurred on 8 and 9 March 2022 respectively (See
Figure 1).
This document is in draft form. The contents, including any opinions, conclusions or recommendations contained in, or which may be implied
from, this draft document must not be relied upon. GHD reserves the right, at any time, without notice, to modify or retract any part or all of the
draft document. To the maximum extent permitted by law, GHD disclaims any responsibility or liability arising from or in connection with this draft
document.
The Power of Commitment
GHD Pty Ltd | ABN: 39 008 488 373
220
200
180
Rainfall (mm)
160
140
120
100
80
60
40
11/02/2022
10/02/2022
9/02/2022
8/02/2022
7/02/2022
6/02/2022
5/02/2022
4/02/2022
3/02/2022
2/02/2022
1/02/2022
31/01/2022
30/01/2022
29/01/2022
28/01/2022
27/01/2022
26/01/2022
25/01/2022
24/01/2022
23/01/2022
22/01/2022
0
21/01/2022
20
Date
Figure 1 Plot of daily rainfall totals since 21 January 2022 (data from Long Reef Golf Club – Bureau of Meteorology Station
no. 066126).
The scope of the emergency works inspection comprised observation and assessment of the instability,
provision of onsite advice with regard to short-term (emergency response) actions to be undertaken at the
time of inspection and preparation of this letter documenting these elements.
A drone survey was undertaken by Council at the time of inspection (9 March 2022) with selected drone
and site photographs presented in Appendix A.
2.
Description of the instability
The instability comprises a series of shallow landslides that occurred within the natural colluvial soil
materials upslope (i.e. at the rear) of the residential apartment building. Discussions with residents at the
time of inspection indicated up to 3 landslides had occurred within adjacent areas. Within the central or
northern portion of the landslide, the instability stretches approximately 20 m upslope (measured from the
rear masonry retaining wall), with the deepest failure zone occurring within the soil cutting at the residential
building (potentially 3 m deep) and tapering at the western extent of the landslide. The southern portion of
the landslide is smaller in lateral extent up the slope, generally within 5 m of the existing rear retaining wall,
and is subsequently of smaller volume than the central / northern portion of the landslide.
Landslide debris from the central / northern portion of the landslide is deposited against the masonry wall of
the residential complex. The height of the deposited materials was in the order of 2.5 m. The landslide
debris comprised a mix of vegetation, including some moderate sized trees and saturated colluvium
materials.
At the time of inspection, surface runoff, or possibly groundwater was emanating from the landslide debris
and flowing through the “mezzanine area” between the two apartment complexes. Groundwater seepage
was also observed upwelling from between the construction joints and defects in the concrete pavement at
the front of the residential complex. Residents also commented that groundwater seepage had occurred
through defects in masonry walls in the garages, located on the lower floor.
12563323-GE-LET-001A | Geotechnical Inspection at 14 Graylind Close Collaroy
2
3.
Geotechnical and Site Conditions
GHD have previously undertaken inspections of the upslope areas and have on record, photos of the area
pre-failure (refer GHD, 2022a). A series of continuous, steep (about 70º), unsupported cuttings are located
at the rear of the apartment buildings. Based on a visual assessment, the cuttings are constructed in
colluvium overlying extremely to highly weathered sandstone bedrock and are up to about 5 m high. The
colluvium generally consisted of intermixed sands, clays and gravels with sandstone cobbles and boulders
present within the soil matrix. We understand a recent survey undertaken by Council determined the
unsupported cuttings are located on private land belonging to the appartement complex at 14 Graylind
Close (refer GHD, 2022a). The steep natural slopes that form the Collaroy Escarpment Reserve above the
cuttings are densely vegetated and largely inaccessible.
A small masonry block wall, approximately 1 m in height has been constructed with a drainage path to the
north into the undeveloped block at 16 Graylind Close. These elements are shown in Plate 1 and Plate 7 in
Appendix A.
4.
Landslide mechanisms
The instability is likely attributable to the ‘oversteep’ cutting constructed within the colluvium soil materials
and weathered bedrock, coupled with elevated groundwater levels and surface flows from upslope
catchments, resulting in the softening of the colluvium materials.
The landslide appears to have developed initially at the cutting face at the rear of 14 Graylind Close,
involving a number of soil slumps / slides onto the adjacent mezzanine area. The initial landslide would
have developed a steep, unstable backscarps, which would have subsequently ‘failed’, resulting in the
regression of the landslide upslope into the Council reserve. This is generally supported by observations
made by residents suggesting at least 3 instabilities had occurred at various times during the day.
With regard to the southern portion of the landslide, it is considered that only a single initial instability from
the cutting has occurred, with no further regression upslope.
Based on our previous monitoring site visits and our observations of the landslide, the unsupported cuttings
in conjunction with the intense rainfall event is the primary cause of the landsliding. This has resulted in
landslides regressing into the Council reserve.
5.
Recommended Actions
5.1
Emergency works actions
The onsite emergency works advice GHD provided comprised:
1.
No admittance by residents to the “common area” at the rear of the property due to the potential for
further landsliding. An additional inspection and assessment by a suitably qualified geotechnical
engineer should be made confirming access to the area in the future following a period of dry weather.
2.
Removal and clean-up will likely require machinery given the volume of failed materials. This is to be
undertaken at a time where the materials have ‘dried out’ and groundwater / surface water seepage
from the area desists.
3.
Post inspection note: Removal and clean-up should be directed by a suitably qualified geotechnical
engineer or engineering geologist to assess stability of the upslope failed materials.
5.2
Future remedial works
Without implementation of remedial stabilisation measures, the failed and exposed slope is likely to
undergo erosional loss of materials and potential further instability. In addition to soil sliding, large rock
12563323-GE-LET-001A | Geotechnical Inspection at 14 Graylind Close Collaroy
3
masses may also be eroded from the colluvium, leading to rockfalls that could impact the mezzanine area
and buildings. It is recommended to engage a suitably qualified geotechnical engineer to assess and
design potential long-term remedial measures for subsequent construction. These remedial measures are
likely to progress into both the Council and the private property boundaries and thus coordination between
the two parties is likely required.
It is unclear why the steep cutting in soil materials at the rear of the apartment building was left
unsupported, presumably since the time of construction. Such unsupported cuttings in soil strength material
are examples of ‘poor hillside practice’ as defined by the Australian Geomechanics Society (2007c),
Practice Note Guidelines for Landslide Risk Management (See Appendix B). Typically, a structure such as
an engineered retaining wall would be constructed to provide permanent support to excavations in such
materials.
6.
Closure
This letter presents the site observations, assessed landslide mechanisms and recommended actions for a
landslide which occurred at 14 Graylind Close Collaroy on the 8 March 2022. If you have any queries
regarding the content of this letter, please contact the undersigned.
Regards
Keith Holden
Senior Geotechnical Engineer
+61 418 196 756
Keith.Holden@ghd.com
Andrew Hunter
Technical Director – Engineering Geology
12563323-GE-LET-001A | Geotechnical Inspection at 14 Graylind Close Collaroy
4
7.
References
GHD (2022a), 16 Graylind Close - Post Boundary Survey Geotechnical Assessment, ref: 12564753, dated:
21 February 2022
Australian Geomechanics Society, 2007c, “Practice Note Guidelines for Landslide Risk Management”,
Australian Geomechanics Society. Australian Geomechanics, Vol 42, No1, March 2007.
8.
Limitations
This report has been prepared by GHD for Northern Beaches Council and may only be used and relied on
by Northern Beaches Council for the purpose agreed between GHD and Northern Beaches Council as set
out in Section 1 of this report.
GHD otherwise disclaims responsibility to any person other than Northern Beaches Council arising in
connection with this report. GHD also excludes implied warranties and conditions, to the extent legally
permissible.
The services undertaken by GHD in connection with preparing this report were limited to those specifically
detailed in the report and are subject to the scope limitations set out in the report.
The opinions, conclusions and any recommendations in this report are based on conditions encountered
and information reviewed at the date of preparation of the report. GHD has no responsibility or obligation to
update this report to account for events or changes occurring subsequent to the date that the report was
prepared.
12563323-GE-LET-001A | Geotechnical Inspection at 14 Graylind Close Collaroy
5
Appendix A
Site and Drone Photographs
12563323-GE-LET-001A | Geotechnical Inspection at 14 Graylind Close Collaroy
6
Plate 1
Central / northern landslide extent and landslide debris, looking south, taken from the “common area” at the
rear of 14 Graylind Close
Plate 2
Central / northern landslide extent, looking south-west, taken from the “common area” at the rear of 14
Graylind Close
12563323-GE-LET-001A | Geotechnical Inspection at 14 Graylind Close Collaroy
7
Plate 3
towers
Central portion of the landslide, looking west, taken from the “mezzanine area” between the two apartment
Plate 4
Water traversing down from the mezzanine area between the two apartment complexes
12563323-GE-LET-001A | Geotechnical Inspection at 14 Graylind Close Collaroy
8
Plate 5
Drone photograph 1
Plate 6
Drone photograph 2
12563323-GE-LET-001A | Geotechnical Inspection at 14 Graylind Close Collaroy
9
Plate 7
Pre-failure condition of the colluvium cutting (source: GHD, 2022a)
12563323-GE-LET-001A | Geotechnical Inspection at 14 Graylind Close Collaroy
10
Appendix B
Extract from AGS (2007c) – Examples
of Good and Poor Hillside Practice
12563323-GE-LET-001A | Geotechnical Inspection at 14 Graylind Close Collaroy
11
PRACTICE NOTE GUIDELINES FOR LANDSLIDE RISK MANAGEMENT 2007
114
Australian Geomechanics Vol 42 No 1 March 2007
23 March 2022
SWP Ref: 2204781
SWP-SIR- 2204781 Rev.A
CHU Underwriting Agencies Pty Ltd
Adam Fifield
Level 33, 101 Miller Street
North Sydney, NSW 2060
Building/Engineering Report
Insured:
Address:
Insurer:
Insurer Ref No:
Site Inspection:
The Owners - Strata Plan 5187
14 Graylind Close Collaroy, NSW 2097
CHU Underwriting Agencies Pty Ltd
CL02061821
4 March 2022 – 9.00 am
Thank you for your instruction dated 10 March 2022 to inspect and provide a report on our findings
at the above address; specifically, you have requested that we report on the following:
“Can you please attend and confirm the cause of the land slippage to the rear of the
property, Damage to retaining walls, as well as the lifting and cracking to the driveway?”
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Overview
The property in question is a multi-storey brick and concreted constructed residential unit block
supporting a concrete roof. Image 1
The subject property was constructed circa 1970 and is located on a heavily sloping block which
slopes from West (upslope) to East (downslope).
From the provided advice, the subject property has been affected by a landslip which has occurred
about the western side of the property.
We are of the understanding that the western rear lot behind the subject property is council owned
and maintained which is heavily sloping and vegetated. Image 2
For referencing purposes, an aerial site plan of the subject property in the orientation of True North
has been provided in Figure 1.
Subject
Property
Council
Owned Land
Yellow Dashed
Area Denotes
Approximate
Landslip
Location
Figure 1- Aerial Site Plan of Subject Property
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 2 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Observation & Comments
Photos Attached As Appendix
Inspection was undertaken at the subject property in the presence of Strata Corporation
representative Geoff Copeland to which the following was noted:
Observations
Landslide
1. We noted that landslip had occurred about the western side of the property which has evidently
impacted both the council lot and the subject property. Images 3 – 6
2. The landslip has caused vegetation and a significant volume of debris and mud to erode and
slide into the subject property paved areas.
3. At the time of our inspection no make-safe works had been completed about the rear exposed
soil face.
4. From the provided advice during our inspection council had already attended the subject
western council owned lot and were undertaking investigation.
Retaining Walls
5. We have undertaken inspection about the block retaining walls about the subject property to
which from review of the exposed sections of retaining walls, we did not observe any storm
related damage. Images 7 – 8
6. Notwithstanding the above, once soil and debris has been removed from covered retaining
walls, further inspection and assessment of such retaining walls are required.
7. However, in the absence of blockwork rubble about the landslip area, it is evident that retaining
wall failure is not the cause of the subject landslip.
Driveway
8. We acknowledge receipt of videos taken by lot owners showing water flowing out of joints within
the driveway slabs Image 9 – 11
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 3 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
9. From inspection of the driveway, we noted cracking to the concrete pavement which does not
appear fresh in nature. Image 12
10. Furthermore, we confirm that we did not observe any movement or subsidence to the concrete
pavement which appears fresh in nature.
Review of the BOM Weather Observation Data
11. We have reviewed obtained data from the Bureau of Meteorology (BOM) in reviewing the
volume of rainfall received at the subject property. Figure 2.
12. The obtained data is taken from the BOM website from the Collaroy (Long Reef Golf Club)
weather station, which is approximately 2.8km from the subject property.
13. BOM rain observation data is recorded for the previous 24hrs to 9:00am of the date of record.
14. The obtained BOM weather observation records indicate that 102mm & 195mm of rain fell on 8
& 9 March 2022 consecutively.
15. Such rainfall is consistent with the videos provided by the lot owners which would have caused
excessive water to flow over the western neighbouring council lot and subsequently onto the
subject property.
Figure 2 – BOM Weather Observations for February 2022.
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 4 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Discussion
Review of Landslide Mechanism
16. Landslides are primarily caused by gravitational forces which is primarily the result of a shear
failure along the boundary of the moving mass of soil or rock as schematically illustrated in
Figure 3.
Figure 3 – Schematic Mechanism of Landslide and Terminology
17. With reference to Australian Geomechanics Society Journal and News of the Australian
Geomechanics Society Volume 42 No 1 March 2007 – Landslide Risk Management, notes the
following regarding causation of a landslide (refer to Appendix A):
a) Geological and groundwater conditions, which can be exacerbated by inappropriate
development, exceptional weather condition and other factors.
b) Landslide can be gradually occurring or on the verge of failing without any noticeable
indicators.
c) Wetting of the ground (which may involve a rise in ground water table) is the single most
important cause of landslides, which is why they often occur during or soon after, heavy
rainfall.
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 5 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
18. A large number of factors such as geologic and hydrologic conditions, topography, climate, and
weathering affect the stability of a slope and can initiate a landslide including:
a) Constructions including cut-fill, building and road along the ridgeline or toe of the slope
accumulatively compromising the slope stability.
b) Inherent adverse ground conditions including moderately steep and thick clay soils
featuring water charged layers which may be adversely inclined.
c) Periodic tree/vegetation removal on the failed slope would have had an unfavourable
effect as this helps to bind soils. That said, the scale of the failure and evidence of mass
movement is such that the presence of trees would have unlikely prevented the recent
slope failure.
d) Influx of overland water flows from a localised low point along crown of slip area
saturating soil and in turn reducing the friction of soil that is resisting the gravity loads.
19. From review of the Sixmap topography (refer to Appendix B), the rear slope has an
approximate average angle of 28 degrees, which is considered to be steep to very steep.
20. Based on our review of the landslide and with reference to Australian Geomechanics Society
Journal and News of the Australian Geomechanics Society Volume 42 No 1 March 2007 –
Landslide Risk Management, we consider that the landslide is consistent with translational slip
failure and debris flows and mud slides.
21. In our opinion, the slope has been gradually eroded and failing to which the recent heavy rainfall
has triggered the observed landslide to occur.
22. To this end, in our opinion, significant rainfall experienced during recent heavy rainfall has
triggered the destabilisation and subsequent inevitable slope failure resulting in the
observed landslide about the western side of the property and adjacent western lot to
occur.
Retaining Walls
23. From the exposed block retaining walls on site, we confirm that we did not observe any storm
related damage.
24. However, once debris and rubble are removed from the property a full assessment of the
retaining walls is to be undertaken by a suitably qualified Structural Engineer.
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 6 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Driveway Slab
25. We confirm that we did not observe any fresh movement or cracking to the driveway slab
consistent with recent or sudden movement.
26. From our assessment, the failure pattern and mechanism developed in a tree branch
intersecting cracking configuration, which is consistent with plastic shrinkage cracks.
27. Plastic shrinkage cracking occurs when concrete is poured and subsequently not controlled
during the curing process causing the abovementioned cracking formation to initially develop
within the surface post concrete driveway construction.
28. Considering the driveway slab is evidently under-reinforced, on-going subgrade movement in
combination with cyclic traffic loading further exacerbate the pre-existing shrinkage cracks
causing relative vertical and lateral movement between the damaged sections as observed.
29. On that basis, in our opinion, the observed cracking damage has been occurring gradually and
progressively post concrete pour.
30. In our opinion, the observed damage is a result of inherent construction issues and defects
relative to the omission of steel reinforcement and uncontrolled concrete curing, which pre-dates
and unrelated to any defined insurable event.
31. We note that the subject property is constructed on a heavily sloping block to which water will
saturate soil and cause ground water to flow underneath the ground surface, as shown in
extract from Australian Geomechanics Society Journal and News of the Australian
Geomechanics Society Volume 42 No 1 March 2007 – Landslide Risk Management as Figure 4
below.
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 7 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Figure 4: Groundwater flow
32. Given the above, in our opinion, the observed water flowing from the driveway construction
joints is consists with natural flow of ground water through underlying surface which has
subsequently flowed out of driveway construction joints.
33. Notwithstanding the above, in the absence of any indication of recent or sudden
movement/subsidence, in our opinion, the observed water flow has not caused any
structural damage to the driveway slab.
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 8 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Conclusion
Can you please attend and confirm the cause of the land slippage to the rear of the property,
Damage to retaining walls, as well as the lifting and cracking to the driveway
Proximate Cause of Landslide
We confirm a landslide has occurred on this site.
With reference to Australian Geomechanics Society Journal and News of the Australian
Geomechanics Society Volume 42 No 1 March 2007 – Landslide Risk Management, the following
observations are made regarding the landslide which occurred about western side of the subject
property and adjacent council lot:
a) Wetting of the ground (which may involve a rise in ground water table) is the single most
important cause of landslides, which is why they often occur during or soon after, heavy
rainfall.
b) The average slope is approximately 28 degrees, which is considered to be steep to very
steep.
c) The area is heavily vegetated and consists of a soil surface which has eroded into the
subject property due to the subject experienced landslide.
d) Landslides can be gradually occurring or on the verge of failure without any visible or
obvious indicators.
e) The landslide failure is consistent with translational slip failure and debris flows and mud
slides.
Based on our observations, in our opinion, the slope has been gradually eroding and failing to which
the significant rainfall experienced during recent heavy rainfall has triggered the
destabilisation and subsequent inevitable slope failure resulting in the observed landslide
about the western side of the property and adjacent western lot to occur.
In view of rectification and repair, the land stability of the property requires significant remedial
ground stabilisation, retaining and drainage consideration and deployment.
We advise the embankment and ground stabilisation works are required to structurally warrant the
property on future landslide movement, stability and safety of any repairs.
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 9 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
From our structural review, we note that no building or property repair can be completed without
addressing the current mobilised landslip and ground movement circumstances as developed
following the experienced torrential rain event.
As such, in remediating the property, we consider the following stages as detailed within the
recommendations below to be undertaken:
•
Stage 1 – Immediate Make-Safe
•
Stage 2 – Permanent Solution Landslide Slope Stabilisation Works
Notwithstanding the above, we consider that the make-safe works and permanent stabilisation
works are to be undertaken in corporation between Northern Beaches Council and the Insured.
Retaining Walls
At this stage, we confirm that no damage to the exposed blockwork retaining walls was observed,
however, once debris and rubble is removed from site assessment of covered retaining walls is to
be undertaken by a suitably qualified Structural Engineer.
Driveway Slab
From our inspection of the driveway slab, we confirm that cracking is evidently aged in appearance
and is consistent with plastic shrinkage cracking which form at the time of concrete placement.
Whilst plastic shrinkage cracks appear as hairline cracks initially, overtime as subgrade material
compacts under typical cyclic live loading, cracking is gradually increase in size due to omission of
sufficient reinforcement within the slab.
Notwithstanding the above, we confirm that we did not observe any evidence of fresh or recent
subsidence or movement to the driveway slab.
In regards to water flowing from the driveway slab construction joint, we note that saturation of soil
about the western side of the property during recent heavy rainfall will result in a significant increase
in ground water, which will flow along the natural fall of the land.
Given the above, in our opinion, ground water flow below the property during recent heavy rainfall
has caused ground water to build-up and subsequently flow out of construction joints within the
driveway slab.
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 10 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
In the absence of any evidence to indicate that recent subsidence or movement has occurred, in our
opinion, the ground water flow has not caused any structural damage to the driveway slab.
Recommendations
Immediate Make Safe
We envisage this is to be undertaken by the local Council and the Insured depending on boundaries
and access limitation.
Exclusion Zone
1. Allow for temporary exclusion zone about the western rear side of the property ensuring that
access is restricted adjacent to the slope.
2. The working area to be delineated using signs and temporary fencing in preventing public
access to compromised areas.
Landslide Stabilisation
3. Allow for temporarily stabilising of the landslide area using 1-tonne sand bags (0.9x0.9x0.9m)
placed over the failed landslip surface with maximum 1:2V slope.
4. All gaps between failed surface and sandbags to be filled by 10kg sand bags or soil.
5. Allow for installation of plastic membrane extended over sand bags for drainage secured with “L”
picket to anchor plastic membrane into soil @ max. 500mm spacing.
Permanent Solution
We advise the embankment and ground stabilisation works are required to structurally warrant the
property on future landslide movement, stability and safety of any repairs.
Subsequently, we advise that extensive remedial work through construction of a slope stabilisation
system (shotcrete with rock anchors or similar system), in accordance with a design by a qualified
Structural/Geotechnical Engineer in stabilising the landslide area.
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 11 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
In addition, we advise for further drainage improvement such as augmentation of perimeter subsoil
drains (i.e., deeper, larger, more widespread than existing).
Qualification on any Reference Made to Current NCC BCA 2019,
Australian Standards and/or Guidelines within the Report
We advise that any reference made to current NCC Building Code of Australia (BCA) 2019,
Australian Standards and/or guidelines has ONLY been made to clarify and explain the mechanism
of damage/occurrence unless clearly stated otherwise.
Such reference to current NCC BCA 2019, Australian Standards and/or guidelines is not for the
purpose of compliance and/or conjecture about building/design/construction/workmanship defects
unless clearly stated otherwise.
The Building Code of Australia (BCA) has developed and issued for the firsts time in 1988; however,
this version of BCA was not adopted by any of the States and Territories up until the BCA 1990
version which was adopted at various dates by each States and Territories namely, ACT on
5/11/90, NSW on 1/1/92, NT on 18/12/91, QLD on 1/1/92, SA on 17/6/91, TAS on 2/11/94, on VIC
on 8/4/91 and WA on 28/7/89.
In cases where the age of building and construction predates the above-mentioned adoption dates
of BCA, we advise any reference made to BCA should not be used for assessment of either design,
construction and/or workmanship defects.
Closure
We confirm our report has been prepared in an objective and independent manner as a professional
and Chartered Engineering and Licenced Building Firm subject to reference and application of
qualified engineering method, factual and evidence-based assessment without prejudice.
We advise that our site inspection has only completed in areas where pertains to your instructions
or requests/issues raised during inspection onsite. We confirm areas not included within this report
was not subject of the instructions and/or safe access to the areas of concern was not available
despite our reasonable attempts to undertake the inspection in those areas.
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 12 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Our method of visual and non-destructive inspection, assessment and reporting has been
completed with reference to the National Building Code of Australia (NCC BCA 2019), relevant
Australian Standards, manufacture’s specifications and/or relevant state Guide to Standards and
Tolerances where applicable.
We trust this meets your requirements and should you require further information or clarification on
the matter, please do not hesitate to contact the undersigned.
Yours Faithfully,
Silver Wolf Projects Pty Ltd
Prepared by:
Reviewed by:
Matthew Bartlett
Senior Structural/Civil Engineer
Deniz Bekir
Principal Engineer/Building Consultant
B.E (Civil), MIE Aust. CPEng NER RPEQ
B.E. (Civil)(Hons) Certificate IV Building Studies
MIE Aust. CPEng NER 2066978
NSW PRE 995 (Civil/Structural)
RPEQ 122771
VBA EC 40820
NSW Building Contractors Lic No. 161767C
ACT Contractors Lic No. 20201215
QBCC Contractors Lic No. 15213813
VBA Building Lic No. DB-U 72448
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 13 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Appendix A – Extract from Australian Geomechanics Journal and News
of the Australian Geomechanics Society Volume 42 No 1 March 2007 –
Landslide Risk Management
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 14 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 15 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Appendix B: SixMaps Topography
Horizontal Distance = 16m + 24m + 15m=55m
Vertical Rise = 30m
Average gradient of rear slope = 30m/55m
Average Slope = 28 Degrees
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 16 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Images
Image 1. View of the subject property
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 17 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Image 2. View of lot behind the property which is council owned and maintained
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 18 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Image 3. View of landslip about the western side of the property which has caused
mud, debris and vegetation to slide onto the subject property
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 19 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Image 4. View of landslip about the western side of the property which has caused
mud, debris and vegetation to slide onto the subject property
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 20 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Image 5. View of landslip face about the western side of the property (partially council
owned land) which has caused mud, debris and vegetation to slide onto the subject
property
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 21 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Image 6. View of mud and debris which has slide and washed onto the subject
property due to landslip about the western side
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 22 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Image 7. View of block retaining wall about the rear of the property to which we did not
observe any storm related damage
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 23 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Image 8. View of block retaining wall about the rear of the property to which we did not
observe any storm related damage
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 24 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Image 9. [From Provided Video] View of water flowing from the driveway slab joint
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 25 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Image 10. [From Provided Video] View of water flowing from the driveway slab joint
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 26 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Image 11. [From Provided Video] View of water flowing from the driveway slab joint
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 27 of 28
Uncontrolled if printed
Structural Inspection Report
SWP-SIR- 2204781 Rev A
SWP Ref: 2204781
Date: 23 March 2022
Image 12. View of the concrete driveway which is cracked, however, note that cracks
are aged in appearance and seepage of ground water still occurring
Quality Management System – QMS
Form No: SWP-F-08.11 Rev. A
Page 28 of 28
Uncontrolled if printed
28 March 2022
Strata Plan 5187
C/O incidents@crmbrokers.com.au
Email Only:
Dear Sir/Madam
RE: Insured:
Policy No:
Risk Address:
Claim No:
Date of Loss:
Nature of Incident:
The Owners - Strata Plan 5187
840469
14 Graylind Close Collaroy NSW 2097
CL02061821
8 March 2022
Storm damage – landslide
Thank you for your claim submission received on 9 March 2022 regarding (claim
circumstances) at the property mentioned above. Your property is insured under the CHU
Residential Strata Insurance Plan policy, which covers accidental loss or Damage to Your
Insured Property unless excluded by the terms.
Factual Background
We summarise the main points of your claim as follows:
The claim relates to an incident on 8 March 2022 where we have been advised that a series
of landslides occurred at the rear of the complex, resulting in large amounts of earth, silt and
vegetation going through the property.
Our office engaged Silverwolf Engineering to review the cause of the incident, and we note
that they have concluded the cause of the losses per the below;
Proximate Cause of Landslide
We confirm a landslide has occurred on this site.
With reference to Australian Geomechanics Society Journal and News of the Australian
Geomechanics Society Volume 42 No 1 March 2007 – Landslide Risk Management, the
following observations are made regarding the landslide which occurred about western side
of the subject property and adjacent council lot:
a) Wetting of the ground (which may involve a rise in ground water table) is the single most
important cause of landslides, which is why they often occur during or soon after, heavy
rainfall.
b) The average slope is approximately 28 degrees, which is considered to be steep to very
steep.
c) The area is heavily vegetated and consists of a soil surface which has eroded into the
subject property due to the subject experienced landslide.
d) Landslides can be gradually occurring or on the verge of failure without any visible or
obvious indicators.
e) The landslide failure is consistent with translational slip failure and debris flows and mud
slides.
Based on our observations, in our opinion, the slope has been gradually eroding and failing
to which the significant rainfall experienced during recent heavy rainfall has triggered the
destabilisation and subsequent inevitable slope failure resulting in the observed landslide
about the western side of the property and adjacent western lot to occur.
In view of rectification and repair, the land stability of the property requires significant
remedial ground stabilisation, retaining and drainage consideration and deployment.
We advise the embankment and ground stabilisation works are required to structurally warrant
the property on future landslide movement, stability and safety of any repairs.
From our structural review, we note that no building or property repair can be completed
without addressing the current mobilised landslip and ground movement circumstances as
developed following the experienced torrential rain event.
As such, in remediating the property, we consider the following stages as detailed within the
recommendations below to be undertaken:
• Stage 1 – Immediate Make-Safe
• Stage 2 – Permanent Solution Landslide Slope Stabilisation Works
Notwithstanding the above, we consider that the make-safe works and permanent
stabilisation works are to be undertaken in corporation between Northern Beaches Council
and the Insured.
We have also been provided with copies of the Gleeson Consulting Engineers report, which
was commissioned by the local Council on the issue, and they have provided the below
comment;
Generally, the cause of a land slip occurs when changes or site conditions are altered in
relation to:
1. The ground surface slope.
2. Water pressures.
3. Soil strength.
The Council’s site is estimated to be around 30-40 degrees in slope and has been known to
be subject to land slippage and we have been advised that it has been monitored by
geotechnical engineers.
The Owners at No14 Graylind Close (the developer) modified the ground surface slope by
the vertical excavation of the slope to achieve the site development.
The extreme high rainfall experienced over the prior two-week period altered the ground
water pressures and reduced soil strength.
It is our view that these three factors and extreme rainfall have given rise to the slippage.
What does this mean?
After careful consideration, we regret to inform you that under the CHU Residential Strata
Insurance Plan policy, we are unable to pay your claim as the Damage was caused by factors
outside the terms. Below we have listed the relevant policy sections, which assisted in our
review.
We refer to Definitions on page 10 of the Residential Strata Insurance Policy wording as
follows;
Earth Movement
means heavage, landslide, land-slippage, mudslide, settling, shrinkage, subsidence or
collapse.
Erosion
means being worn or washed away by water, ice or wind.
Exclusion 1a and 1f on page 19 and 20 of the Residential Strata Insurance Plan policy wording
as follows;
Exclusions
1. We will not pay for Damage caused by or arising directly or indirectly from:
a. Storm or Rainwater to retaining walls, or caused by Flood if shown in the Schedule as
not selected;
f. vibration or from the removal or weakening of or interference with the support of land or
buildings or any other property, Erosion or Earth Movement. However We will pay if the
Damage is due to: i. earthquake or seismological disturbance, Tsunami, explosion, physical
impact by aircraft; ii. bursting, leaking or overflowing of water tanks, pipes, drains, gutters
or other water or liquid carrying apparatus;
Based on the information provided to us by yourself, the expert advice we have received and
the above exclusions, we are unable to consider the claim for the landslide as this is a
specifically excluded event under the policy held with our office.
Next Steps
Should you disagree with our decision, you have the following options available to you.
Please refer to our Compliments, Complaints & Dispute Resolution page for our CHU IDR
process: https://www.chu.com.au/complaints-disputes/. You can request that the matter be
reviewed through our Internal Disputes Resolution (IDR) process. Please contact the
undersigned by telephone on (contact number) or email our Complaints and Disputes Team
area at complaints@chu.com.
If you are not satisfied with IDR’s final response, you may lodge a complaint with the Australian
Financial Complaint Authority (AFCA), whose contact details are: -
Online:
www.afca.com.au
Email:
info@afca.org.au
Phone:
1800 931 678 (free call)
Mail:
Australian Financial Complaints Authority
GPO Box 3
Melbourne VIC 3001
AFCA can advise you whether your dispute is one that falls within their Terms of Reference
as not all customers and products are covered by their Terms of Reference. If your dispute
does not fall within the AFCA Terms of Reference and you are not satisfied with our decision,
you may wish to seek independent legal advice.
Time limits may apply to complain to AFCA, so you should act promptly or otherwise consult
the AFCA website to determine if or when the time limit relevant to your circumstances expires.
Thank you for providing us with this opportunity to explain the situation, and we hope to be of
assistance in the future.
Please do not hesitate to contact us if there is any more support we can provide.
Yours faithfully,
Adam Fifield ANZIFF (Snr Assoc) CIP, DipLA, AICLA (Aff), JP
Senior Loss Adjuster
A Level 33, 101 Miller Street, North Sydney, NSW, 2060
CHU Underwriting Agencies Pty Ltd
Incorporating CHU, Flex Insurance (CHUiSAVER) and CHU Services
M 0418 128 825 | E adam.fifield@chu.com.au
SP 5187 - Landslip Update
Geoffrey Copeland <geoff.copeland@bigpond.com>
Sun 29/05/2022 1:13 PM
To: 'Geoffrey Copeland' <geoff.copeland@bigpond.com>
Cc: Gary Jennings <gary@strataexcellence.com.au>;Melissa Valentine <melissavalentine109@gmail.com>
Hi Everyone,
This is a short update on the landslip and restoration:
The landslip area and the debris area to the rear of the two towers is still classified by Council’s
and our geotechnical engineers as “unstable” and consequently unsafe, and hence out-ofbounds to all owners, residents, and their visitors.
There has been a lot of work going on behind the scenes. We have been able to obtain from
Council under freedom of information legislation some 20 plus documents relating to Councils
geotechnical site monitoring of Lot 16, i.e., basically the area between our rear boundary and
the Collaroy Plateau Escarpment to the west. All these documents have been passed on to our
lawyer and geotechnical engineer. They reveal some interesting facts, but more later. Our
study of these documents has identified a number of other important documents – relating to
geotechnical aspects re Lot 16 and neighbouring Lots, including Lot 14 – that we have sought
access to but have not yet received them. (Note: It usually take approx. 20 days from Council’s
acceptance of our request until we receive them.)
Our lawyer has arranged a meeting with Council on Wednesday week, 8 June, to progress
matters, especially the removal of the debris, which may occur in two stages, the first being
removing the debris away from the rear walls of both Towers.
Our geotechnical engineer has provided a scope-of-works for the temporary stabilisation of
the landslip area within our rear boundary. these works will then be incorporated into the
permanent stabilisation works in due course. As I have said previously, all these works have to
mesh-in with the stabilisation works Council is planning to undertake on Lot 16. The
immediate stabilisation works on both Lot 14 and Lot 16, will be the stabilisation of a number
of large rocks on the landslip area, which is key to the removal of the debris. All this will be
discussed with council on 8 June.
Several contractors will start visiting the site to prepare their scope-of-works and quote for the
removal of the debris and in some cases the temporary stabilisation works. (Note: You will
recall from earlier updates that allowing the debris to dry-out more was key for debris
removal. Unfortunately, there has been little opportunity for that to occur.)
I have a meeting tomorrow morning with our lawyer to discuss our objective(s) and strategy
for the meeting with Council.
A new issue that came to light this week was an announcement by the Bureau of Meteorology
that the “La Nina” we have been experiencing for the last five plus months, is now expected to
continue throughout Winter and probably into Spring. That will be discussed with our
geotechnical engineer this week, and I hope at our meeting with Council.
For legal and confidentiality reasons, our lawyer has asked that all future updated to owners
and tenants are cleared by them before release. This will probably result in several days delay
in you receiving them.
You will receive later this week an update following my meeting with our lawyer tomorrow, and a
further update following our meeting with Council on 8 June.
Regards,
Geoff
SP 5187 / 14 Graylind Close, Collaroy / Information Meeting for Owners Monday 4 July 2022 at 6
PM via Zoom
Gary Jennings <gary@strataexcellence.com.au>
Sat 2/07/2022 9:44 AM
To:
Administration <admin@strataexcellence.com.au>
Dear Owners,
This meeting has been called to update all owners on the situation regarding the landslip that
occurred to the rear of the property on 8 March and on the legal and geotechnical engineering
matters relating to the landslip, the removal of debris and stabilisation of the area, and including
Swaab’s “preliminary advice as to potential liability for landslide”.
Helen Kowal, Partner, will take owners through legal matters relating to the landslip and the cleanup, and answer owner’s questions. Some specific matters she will cover are:
The information contained in her advice letter (Attached).
Take us through the legal process(s) that we will go through in the coming months.
The timeframes we can expect in this process(s).
Costs associated with the process(s).
Helen will then explain the Motions (Attached) for approval by owners at the General Meeting on
Wednesday 13 July (NOTE THE CHANGE OF DATE) that Swaab require before proceeding
further. Other documentation referred to in or relate to those Motions is also attached.
Nicholas Hufton, Special Counsel, who is assisting Helen Kowal, may also be present at that
meeting.
Simon Fagg, Principal, Shirley Consulting Engineers, our newly appointed geotechnical engineer,
will also brief owners on the landslip, clean-up and stabilisation of the site. Following his warning
last Friday (1 July) regarding the possibility of the dislodgement of a large rock on the site in
coming days of high rainfall, he will commence with that issue then discuss and take questions on
other engineering issues including:
Key geotechnical and other engineering issues re debris removal and stabilisation, including
the removal/stabilisation of several other large rocks in the landslip area on both Council and
our land.
Concept for the permanent stabilisation of the landslip site, including what is required from
Council.
Some key requirements of the contractor, including worksite safety.
Estimated timeframes for the works subject to Council approvals and contractor availability.
The meeting is expected to last for 2 to 2 ½ hours, depending on questions.
To join the meeitng via Zoom please click on the link below:
https://us02web.zoom.us/j/86042375875
Regards
Gary Jennings
Portfolio Manager
1300 16 16 37I
gary@strataexcellence.com.au
Level 21, 133 Castlereagh Street, Sydney NSW 2000
201 Great Western Highway, Hazelbrook NSW 2779
****IMPORTANT INFORMATION****
Our role as Strata Managers is limited by Law. We receive instruction from the Strata Committee who are appointed by
the Owners Corporation. This e-mail and all attachments are confidential and may be subject to legal privilege. If you
are not the intended recipient, please delete it and notify the sender now. Also, you must not use, disclose, distribute or
copy it. Strata Excellence takes no responsibility for any viruses contained in any attachments. You should rely on your
own antivirus software before opening any attachments. The views and opinions expressed in this email may not be
the views of JPRW Property Pty. Ltd. trading as Strata Excellence. ABN 59 614 981 207.
Liability limited by a scheme approved under Professional Standards Legislation.
Motion 1 – Swaab retainer
The Owners – Strata Plan No. 5187 RESOLVE to ratify the Strata committee's retainer of
Swaab Lawyers under section 103 of the Strata Schemes Management Act 2015 to provide
legal services and appear on behalf of the owners corporation in respect of the landslips
occurring in March 2022, to advise on and act in any proceedings recommended to be taken
against Northern Beaches Council after the obtaining of Counsel's advice in accordance with
its Costs Agreements dated 16 March 2022, 6 June 2022 attached to this notice and any
further updated fee estimates provided to the owners corporation in accordance with Swaab's
General Conditions. Refer annexures 1, 2, 3 & 4.
Motion 2 – Points of contact
The Owners – Strata Plan No. 5187 RESOLVE to appoint Geoffrey Copeland to be the point
of contact for the owners corporation and provide instructions to Swaab lawyers in respect of
the ongoing landslip issues and discussions with Northern Beaches Council. Subject to time
constraints, the instructions provided to Swaab lawyers will be approved by the Strata
Committee
Motion 3 – Retainer of Counsel
The Owners – Strata Plan No. 5187 RESOLVE pursuant to section 103 of the Strata
Schemes Management Act 2015 to engage counsel to advise on potential proceedings in
relation to landslips occurring in March 2022 and all matters pertaining thereto and to
authorise the strata committee to approve the counsel's reasonable costs in acting for the
owners corporation to be disclosed in a costs disclosure provided by counsel after being
briefed by Swaab.
Motion 4 – Engagement of Engineer
The Owners – Strata Plan No. 5187 RESOLVE to ratify the Strata Committee's retainer of
Andrew Shirley Engineers in accordance with their fee proposal dated 21 June 2022
attached to this notice to conduct inspections and prepare scopes of works for Council for
the remediation works with any further expenses to be advised and approved for the
engineers by the Strata Committee. Refer annexure 4.
Motion 5 – Remediation Works
The Owners – Strata Plan No. 5187 RESOLVE to obtain scopes of works from the Engineer
and obtain quotations for urgent remediation works and permanent stabilisation works as
may be recommended by the engineer after removal of the landslip debris with the
quotations to be approved at a further general meeting with a special levy to be struck for
the works as necessary.
Motion 6 – Liaising with Northern Beaches Council
The Owners – Strata Plan No. 5187 RESOLVE to instruct Swaab and the Engineer to liaise
with Northern Beaches Council as needed to progress the approval for the remediation
works and stabilisation works.
Motion 7 – Settlement negotiations with Northern Beaches Council
The Owners – Strata Plan No. 5187 RESOLVE to authorise the Strata Committee to
provide ongoing instructions to Swaab to negotiate any recommended settlement with
Northern Beaches Council in lieu of commencing proceedings after the obtaining of
Counsel's advice and if appropriate, to enter into a binding settlement agreement with
Northern Beaches Council on the basis of legal advice and to authorise the strata manager
to execute and affix the seal of the owners corporation to any negotiated settlement deed.
Explanatory Note to above motions: A major landslip occurred behind the property in
March 2022. As a result of the landslip there are major remediation works required which
need to be approved by Northern Beaches Council prior to the works commencing.
Ongoing discussions are occurring with Northern Beaches Council between the lawyers and
the engineers with a view to the remediation works commencing as soon as possible.
There is also some potential liability of Northern Beach Council for the landslip and a
preliminary advice has been received from Swaab in respect of this potential liability with a
view that Counsel's advice be obtained to advise as to any potential causes of action and
proceedings to possible be brought against the Northern Beaches Council. The above
motions are required to allow the strata committee and the points of contact to progress the
matter and to obtain Counsel's advice with respect to any liability of Northern Beaches
Council and the next steps. Under section 103 of the Strata Schemes Management Act
2015 approval at a general meeting is required for the obtaining of legal services.
6 June 2022
ABN 71 028 846 652
Level 4, 20 Hunter Street
Sydney NSW 2000
DX 522 Sydney NSW
T +61 2 9233 5544
F +61 2 9233 5400
The Secretary
The Owners - Strata Plan No. 5187
C/- Strata Excellence
Level 21, 133 Castlereagh Street
SYDNEY NSW 2000
swaab.com.au
Dear Secretary
The Owners – Strata Plan No. 5187 | Advice regarding landslip
We refer to our costs agreement dated 16 March 2022. We are writing to
confirm that the scope of work for this matter has changed since we gave the
estimate of the likely costs that would be involved – hence we need to revise
that estimate.
To date, we have billed $9,403.90 inclusive of our professional fees, file
administration fee, other expenses and GST with work in progress of
approximately $6,588.00. Our original estimate for the matter was $3,000.00 to
$6,000.00 plus GST and disbursements.
Additional scopes of work have been required for:
•
•
•
•
•
•
various and ongoing meetings with client and engineer
liaising with client regarding Council documents
communicating with Council regarding meeting
reviewing extensive Council documentation
preparation of detailed chronology of events
attendance at meeting with Council arranged for 8 June 2022
We estimate our professional fees to conduct the matter to complete our initial
intended advice (from today) will be between $6,000.00 to $9,000.00 bringing
the total estimate from commencement of the matter to completion including
work already performed to between $9,000.00 to $15,000.00.
After the provision of our advice as to potential liability, we will discuss further
with you and provide our further anticipated fees for any future conduct of the
matter.
To cover expenses such as phone calls, internal photocopying, printing, faxing,
couriers, taxis and the like, we charge a flat file administration fee equal to 3%
of the professional fees. Other standard expenses are charged for in
accordance with the schedule to our General Terms of Business and any
expenses not covered in the General Terms are passed on to you at cost.
We do not anticipate any significant additional disbursements for your matter.
Liability limited by a scheme approved under Professional Standards Legislation
222935 | 23306829.1
Contact
Helen Kowal
Partner
+61 2 9777 8321
hek@swaab.com.au
Our ref
222935
By email
gary@strataexcellence.com
.au
Our estimate of the total legal costs including expenses and GST is
therefore $16,995.00 (NB: this includes work already done and is a total
estimate for the current identified stages of work).
We trust this is ok but please contact the writer if you would like to discuss this.
Yours faithfully
Helen Kowal
222935 | 23306829.1
Page 2
UPDATE TO OWNERS (JUNE 2022)
Confidential and Subject to legal professional privilege – not to be released to any third party
Landslip
Our meeting with Council representatives on 8 June, was a very positive
meeting, with its representative’s suggesting things both parties could do to
progress works more quickly and smoothly. Please note that Council approval
for any works (including the removal of the debris) is required. The committee
and the lawyers are working with Council with a view of progressing these
works as quickly as possible but there are unavoidable delays and contractor
availability may also be a factor.
Possible legal action by the Owners Corporation was not raised at that meeting
on the advice of our lawyers in order to have both parties focus on agreeing
the debris removal and stabilisation of the landslip area.
The lawyers have provided a preliminary advice as to potential liability of the
Council in respect of the landslip and Counsel's advice is recommended to be
obtained to confirm any causes of action and recommended next steps, if any,
against Council.
Given the time it will take to negotiate any outcome with Council, if any action
is recommended, there is little choice but for the owners corporation to
progress the works at its cost at this time with a view that if action is
recommended against Council, any costs incurred, including expert and legal
costs, will be sought to be recovered from Council.
Unfortunately, shortly after that meeting our geotechnical engineers, PSM
Consulting Pty Ltd, resigned from the project, without any discussion with our
lawyers of the Strata Committee.
With support from our lawyers, we have now appointed a replacement firm of
geotechnical engineers, Shirley Consulting Engineers Pty Ltd. They have
requested an on-site meeting, which is occurring this week.
Within the next two to three weeks, we will convene a General Meeting at
which our lawyers, most probably Helen Kowal (Partner) and Nicholas Hufton
(Special Counsel), will brief all owners on the legal position of the Owners
Corporation in relationship to the landslip and works relating to debris removal
and land stabilisation.
That briefing will likely cover the types of action that may be possible for the
owners corporation to seek compensation for the damage due to the landslips.
It may also cover the possible costs of such actions and the time likely to
resolve such disputes.
We anticipate a second GM to be convened a short time later to approve a
Special Levy to cover the costs of debris removal and temporary stabilisation,
as well as legal and geotechnical engineering fees, with being required within
four to six weeks of the meeting.
OFFICE:
MOBILE:
EMAIL:
WEB:
8 ROCKBATH ROAD
PALM BEACH
NSW 2108
0422 450 372
luke@lloydconstructions.com.au
www.lloydconstructions.com.au
6 July 2022
LC3414R2
Attn: Geoff Copeland
SP5187 The Owners Corporation
14 Graylind Close
Collaroy NSW
Ph: 0415 617 137
Email: Geoff.copeland@bigpond.com
Dear Geoff,
RE: Removal of Landslip Material
We are pleased to submit our price to complete woks as follows:
Item a) Site establishment including safety documentation and fencing.
Item b) Access landslip area with small excavator and remove spoil via temporary conveyor
belt system to be installed at North side of property.
Item c) Excavate and remove estimated 100cubic meters of landslip spoil.
Item d) Site disestablishment including general tidy up of site and removal of all equipment
from site.
Item e) Allowance to supply and install 65mm heavy duty steel props at approx. 2.5m centres
to one garage, driveway, and upperlevel slab if required. Including removal of the same.
Item f) Reinstate block walls that were removed for access.
Lump Sum $98,729.00 + 10% GST
Notes:
- Grounds left in a neat and tidy condition upon completion.
Yours Faithfully,
Luke Anglicas
Lloyd Drilling Constructions Pty Ltd
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
STANDARD OF WORKAND MATERIALS. The Contractor will carry out the work in a good and workman
like manner, supply all materials of the kind described in the contract documents and comply with all
relevant Australian Standards and the requirements of statutory authorities relating to the work. All
materials and components must be of good quality, suitable for the purpose intended unless
otherwise stated.
ACCESS FOR CONTRACTORS. The Proprietor must provide the Contractor, its employees and
subcontractors proper and convenient access to the site and sufficient possession of the site as may
be reasonably required to carry out the works in an efficient and orderly manner.
APPROVAL. If the approval of the local Council or other statutory authority is required to carry out the
work, it is the proprietor’s responsibility to apply for an pay for all fees for approval. If work is stopped
by the owner or any statutory authority due to the non-compliance with this clause, the Contractor is
entitled to be paid all reasonable costs, profit and overheads.
SERVICES. The Proprietor, at no cost to the Contractor and prior to the date of commencement of the
works shall provide: (i) All water and electricity necessary for the performance of the works. (ii)
Survey points and information where necessary.
GROUND CONDITIONS. The Contract Sum shall be deemed to be based on good clean natural ground
conditions, unless specifically stated to the contrary. No allowance has been made for in the Contract
Sum for shoring, drilling or excavating in or removal of rock/s, rubble, tree roots, foundations, fused
slag, ground water, or water charged ground. Any additional cost incurred as a direct or consequential
result of these conditions or any unexpected ground conditions shall be added to the Contract Sum
together with 30% for administration, overhead and profit. Pier or pile depths shall be measured from
the existing surface level.
REMOVAL OF SPOIL. Unless specifically stated the Contract Sum does not include for the removal of
spoil resulting from the performance of the work.
TIPPING FEES. If spoil removal is included in the Contract Sum, Tip fees shall bee additional and
charged at the rate stated.
RISE AND FAL. The Contract Sum as quoted is fixed for a period of 4 months, after this time an
increase due to inflation may apply.
INSURANCE. The parties expressly agree that under any circumstances whatsoever, the Contractors
liability shall be limited to the cover provided by the Contractor’s current insurance policies. The
Contractor must have current insurance cover for: (i) Public liability insurance to cover liabilities to
third parties for death or personal injury for an amount not less than $5 million. (ii) Employer’s
liability and workers compensation insurance to cover any employees.
TIME FOR COMPLETION. Unless otherwise stated, the Contractor shall complete the works in a
reasonable time, taking into account the nature and circumstances of the work and the stability of the
building.
VARIATIONS. The works may be varied by way of additions, omissions or changes to the work as may
be agreed between the parties or required by a competent authority. The price to be paid or the
allowance made for any such variation shall be agreed or assessed according to the schedule of rates
set out in the Contractor’s quotation if any, or based on the cost of labour, plant, equipment and
materials reasonably required to carry out the variation plus 30% of such costs for administration,
overhead and profit. The cost of omitted work will be deducted from the Contract Sum.
PROGRESS PAYMENTS. The Contractor shall be paid 10% if the Contract Sum before commencement
of the work. The balance of the Contract Sum and any other payments due to the Contactor pursuant
to the agreement otherwise shall be paid within seven (7) days of the invoice by the Contractor.
Outstanding payments shall bear interest from the due date until paid at a rate of 6% per annum.
SUSPENSION or TERMINATION. If the Proprietor or his agent shall fail to provide access and
possession of the sire as aforesaid or shall fail to make payment invoiced by the Contractor or unduly
impede the Contractor in the performance of the works or commit other beach hereof in addition to
any other remedy it may have, the Contractor may suspend work until the default shall have been
rectified or the Contractor may determine employment under the agreement by written notice
whether or not it previously shall have suspended work for the same cause. In any case the
Contractor shall be entitled to recover any damage or loss it may sustain by reason of any of the
matters aforesaid. If the Contractor becomes bankrupt or goes into liquidation, fails to complete the
works within a reasonable time, the Proprietor may give written notice to remedy the default. If this
default is not rectified within 10 business days, the Proprietor may terminate the Contract by written
notice.
NOTICE. Any notice or claim to be given by either party to the other shall be sufficiently given if
served upon the party to whom it is addressed via email, post or facsimile.
15. DISPUTES. In the event of a dispute arising between the parties in the Contract, such dispute will be
referred to adjudication or arbitration as elected either by the Contactor or Proprietor.
16. WORKMANSHIP. All workmanship is to be guaranteed under the Department of Fair Trading
provisions. However it is noted that underpinning is , by its nature a ‘structural rectification’ and in
some cases further nuisance movement and cracking may occur.
17. SERVICEES. Should the Contractor encounter pipes, conduits, cables or other services in the course of
the works, repair of damage shall be borne by the Proprietor. Minor pipe work repair may be
undertaken by the Contractor’s employees at no charge.
18. CLEANING UP. The Contractor will leave the site in a neat and tidy condition upon completion.
30 September 2022
Ms Helen Kowal,
Mr Nicholas Hufton
SWAAB
Level 4, 20 Hunter Street
SYDNEY NSW 2000
By email: hek@swaab.com.au
nih@swaab.com.au
Copy to: Mr Simon Fagg
Principal Forensic Engineer
Shirley Consulting Engineers Pty Ltd
PO Box 6160
PYMBLE NSW 2073
By email: sfagg@shirley.net.au
Copy to: Mr Gary Jennings
Strata Excellence
Level 21, 133 Castlereagh Street
SYDNEY NSW 2000
By email: gary@strataexcellence.com.au
Our Ref:
2022/612504
Dear Ms Kowal,
Landslides at 14 Graylind Close, Collaroy (site)
We refer to our letter of 1 August 2022 and your letter of 14 September 2022.
In relation to the exposed boulder on Council’s reserve, we reiterate Council’s position
set out in our letter of 1 August 2022.
Council maintains that it is not liable for the hazards to the site posed by the exposed
boulder on Council’s reserve. This position is founded in reliance on the expert advice
of GHD that the cause of the landslide and the subsequent exposure of the boulder on
Council’s reserve is ongoing poor hillside practice and your client’s poor management
of the site.
Poor hillside practices at the site started when the buildings at the site were first
constructed and the unsupported cutting into the hillside was made. This, as well as a
period of sustained heavy rainfall, caused the landslide to occur, which then exposed
loose boulders on the sandstone escarpment above.
Notwithstanding the above, and without any admission of liability, in the interests of
progressing the resolution of the matter and the remediation of the rear boundary of the
site, Council agrees to carry out the works to remove the boulder. We note that the
boulder can only be removed with machinery at the rear of the site. Accordingly, we
request your client’s permission to come onto the site to carry out the work required to
remove the boulder.
In carrying out the works to remove the boulder, Council will not accept any liability
from further hazards that may be exposed as a result of the removal of the boulder on
Council’s reserve, including further landslips.
Furthermore, Council reserves all of its rights including its rights to recover the cost of
removing the boulder from your client.
In the meantime, to facilitate the progress of remediation works to make the site safe,
Council reiterates the request made in our letter of 1 August 2022 and prior to that at
site visits with your client, that your client provide detailed engineering plans outlining
the remediation works and work methodology. Those plans can be provided to
Councils Building Surveyor, Ms Nat Watson.
Please contact myself, chris.munro@northernbeaches.nsw.gov.au in relation to the
proposed works to remove the boulder on Council’s reserve. Please contact Ms Nat
Watson, nat.watson@northernbeaches.nsw.gov.au or Mr Darren Greenhow
Darren.Greenhow@northenrbeaches.nsw.gov.au for any queries regarding your
client’s proposed remediation of the site.
Yours sincerely,
Chris Munro
Manager, Bushland & Biodiversity
Northern Beaches Council
2022/612504
Page 2 of 2
From: Geoffrey Copeland <geoff.copeland@bigpond.com>
Sent: Friday, 7 October 2022 4:47 PM
To: 'Geoffrey Copeland' <geoff.copeland@bigpond.com>
Cc: Gary Jennings <gary@strataexcellence.com.au>
Subject: SP 5187 - Update - Boulder & Landslip and Asbestos Removal
Hi Everyone,
Early Warning
Please note the following:
1. Annual General Meeting – will be held on Thursday 27 October, commencing
at 6.00pm. More information from the Strata Manager in coming days.
2. Briefing of Owners on Boulder and Landslip – is planned for Saturday 22
October and commencing at 10.30am, and will be confirmed in the coming
days – see below.
Boulder and Landslip
Firstly, my thanks to John Hardaker, Angela Trimboli, Tara Cheeseman and Melissa
Valentine for their responses to last Mondays Update.
I had a response from Helen Kowal on Tuesday morning, to an earlier email from me,
informing me that she was writing to Council that day asking them “what safety barriers
they are proposing to be put in place and the timeline of works given heavy rains due to
fall later this week”. I have since proposed monitoring of the Boulder by our
geotechnical engineer until it is removed by Council, and especially considering the
current and forecast weather.
While Council agreed to remove the Boulder in response to our lawyers request, they
have to date ignored the other request to meet and negotiate an acceptable outcome
regarding other aspects of the landslip, including recovery. That will be the next battle.
As I have advise previously, the geotechnical engineers WARNING of 1 July is still in
place, so no other recovery works can occur until the Boulder is removed. As soon as we
have Councils timetable, we work with Lloyd Constructions P/L to remove the Debris
as soon as Council has removed the Boulder. Lloyd’s come highly recommended and
have quoted $108,601.90, incl GST to remove the Debris. You will recall that the initial
estimate we were advised was between $300K and $400K. that will be followed by the
cleaning of the upper and lower Mezzanine areas and the driveway.
Two units have suffered damage as a result of the Landslip; Unit 3, water penetration
via the back door resulting in damaged floor coverings and magnesite in the hallway,
and Unit 8, which has suffered extensive water damage in both bedrooms. While a full
assessment of Unit 8 can’t be done until the Debris is removed, today Metropolitan
Restorations were on-site today to provide a quote/assessment of the repairs for both
units.
The more immediate repairs and preventative works that will follow the immediate
repairs to Units 3 and 8 include:
•
•
•
•
Water barrier on the upper mezzanine around the stairs from Tower B, and an
fixed awning over those stairs.
Drainage and stabilisation on the south boundary area that will alleviate water
penetration into Garages 5 and 3, and the toilet in the Tower a Foyer. Note: It
will also include No. 13 removing the mound they illegally created on the
boundary.
Investigation of the water ingress to the other garages between the entrances to
the two towers.
Stabilisation of the front driveway wall by the inclusion of expansion joints.
I am still awaiting confirmation from Swaab re the Owners Meeting on 22 October(refer
above), but I hope to be able to confirm that this week. The purpose of that meeting is to
explain the Senior Council’s advice as to the Owners Corporation’s position in relation
to the Landslip, clean-up, the Boulder, permanent stabilisation, etc. We knew from the
start that we were dealing with a very complex matter and that Council wasn’t going to
say “Oh its our fault, we’ll pay for everything”, which is why we agreed to engage Swaab
and a geotechnical engineer to achieve the best outcome we can.
Also, Council’s decision to remove the Boulder, and we hope install the safety barrier
that is a prerequisite for the Boulders removal, will save us of probably around $80K,
has allowed us to more quickly finalise the Special Levy. I should be able to provide all
owners with the full costs early this coming week. The figures from Metropolitan
Restorations is the only outstanding amount; however, I anticipate that the final cost, at
this stage, to the Owners Corporation for the Landslip, including legal and engineering
expanses, removal of the Debris, repairs to Units 3 and 8, capping & drainage of the
natural spring, etc., should be around $300K, a not unreasonable figure that the initial
assessment for Debris removal alone was $300K to $400K.
Discovery of Unstable Insulation Material & Upgrade Stage 3 Works
Soon after the Stage 3 Works commenced in Units 3 and 5, contractors thought they had
found asbestos insulation material in the roof cavity of Units 3 and 5. Works were
immediately stopped in both units. The owners, tenants and agents of both units have
been informed by the Strata Manager. There is no record in the 2018 Asbestos Report
on the property of asbestos in those roof cavities.
While it is now thought not to be asbestos but that is still to be confirmed. Details and
images of the substance have been sent to the contractor who will remove the
insulation material for further assessment.
Fortunately, providing the roof cavity remains closed until the insulation material is
properly removed, we have been informed that there is no risk to the residents of those
two units or other residents of the property. The ASH contractors are not permitted to
enter or work in the Tower A roof cavity until the existing insulation is removed.
Aussie Roof Vac P/L have been contracted to remove the asbestos. The removal will
occur as soon as the remaining Stage 3 Works in Tower A are finished, i.e., today. Stage 3
Works on Tower B will continue as per the previously issued schedule. When the works
in Tower B are completed, ASH will return to Tower A to finish Units 3 and 5.
Removal of the insulation will be by use of a “sealed” vacuum process from the roof
cavity to a sealed container on a vehicle on the driveway. The Aussie Roof Vac
contractors will initially require access to the roof cavity via the units, but removal of
the insulation will be via the roof, and require the removal of only one or two roof tiles.
Aussie Roof Vac are yet to visit the site, but will most probably this coming week, and
removal should occur during the Tower B works. Further information will be provided
following the site visit by Aussie Roof Vac.
Regards,
Geoff
SP 5187 - Landslip Damage to Unit 8
Geoffrey Copeland <geoff.copeland@bigpond.com>
Sat 8/10/2022 2:24 PM
To: John Hardaker <prox@optusnet.com.au>
Cc: Gary Jennings <gary@strataexcellence.com.au>
Hi John,
Thank you for allowing entry to the unit on Friday 7 October. Vince from Protect Building
Maintenance, who have done a lot of repairs on the property, was with me.
There are 2 rooms of the unit requiring repairs that are the responsibility of the Owners Corporation
– the Master Bedroom and the second Bedroom.
Most of the damage results from water penetration, some of which was prior to the Landslip, and
some as a result of the landslip, specifically from the large volume of wet debris resting against the
rear wall of the unit and also from water flowing on the upper mezzanine along the south wall of the
unit.
Exterior
This will probably be the first repairs to be undertaken.
PBM have suggested that a waterproof membrane be applied to the base of the exterior walls on
the south and west sides of the unit.
Master Bedroom
The following repairs will be required, and you are requested to remove the carpet and the damaged
built-in wardrobe before the repairs are undertaken.
a. All the magnesite on top of the floor slab will need to be removed and replaced with a suitable
alternative
b. There is most probably spalling (concrete cancer) of the concrete floor slab that will need to
be removed and repaired as a first step.
c. There is old damage to the White Set lining on the ceiling slab that will need to be removed
and then new white set applied. This damage results from water penetration into Unit 11,
directly above, some years ago; rain water from the gutter came down the outside of the vent
pipe that is covered by wooden ducting. Part or all of the wooden ducting will need to be
replaced.
Second Bedroom
Damage in this room is much less than in the Master Bedroom but the following repairs are
necessary:
a. If not removed, the carpet will need to pulled back from the damaged area along the south
wall and the western interior wall with the Master Bedroom.
b. The damaged area of magnesite along the south and west walls will need to be removed and
replaced with a suitable alternative.
c. There is most probably spalling (concrete cancer) of the concrete floor slab that will need to
be removed and repaired as a first step.
When will the Works Commence
Regrettably, the works can’t commence until the large volume of debris is removed, which can’t
occur until the Boulder is removed. There will then need to be a period to allow the exterior wall to
dry.
On the removal of the Debris, PBM will be able to undertake a proper assessment of the exterior and
provide a more accurate cost assessment; however, based on their assessment of last Friday, funds
to cover the cost of the works has been included in the Special levy.
I would suggest that late January of February is a realistic timeframe for works to start; however, it
will depend on how quickly Councils moves on the Boulder.
Regards,
Geoff
STRATA SCHEMES MANAGEMENT ACT 2015 NOTICE OF
THE ANNUAL GENERAL MEETING FOR
THE
OWNERS OF
STRATA PLAN 5187 / 14 GRAYLIND CLOSE, COLLAROY NSW 2097
TO BE HELD ON TUESDAY 1st NOVEMBER 2022 AT 6 PM VIA
ZOOM FROM THE OFFICES OF STRATA EXCELLENCE LOCATED
AT LEVEL 21, 133 CASTLEREAGH SYDNEY NSW 2000
THIS MEETING WILL BE HELD VIA ZOOM
To join the Zoom meeting click on the link below:
https://us02web.zoom.us/j/86001661650
Preliminaries:
Appoint a Chairperson, recording attendance, voting rights, proxies, apologies,
and determination of quorum.
Agenda Items:
Motion 1. Minutes
Ordinary Resolution
THAT the minutes of the previous general meeting be confirmed as a true record of that
meeting. Refer annexure 1.
Explanatory Note: Any changes to the minutes can be made at this time.
Motion 2 Key financial Information
Ordinary Resolution
THAT the attached statements of key financial information for the administrative fund, the
capital works fund and any other fund prepared by the owners corporation together with
the relevant auditor’s report if required be adopted. Refer annexure 2.
Explanatory Note: The Financial Statements are a formal record of the financial activities
and position of the strata scheme. A copy of the key financial information of the owners
corporation is attached. The accounting records of the owners corporation are kept by the
Lvl 21, 133 Castlereagh Street, SYDNEY NSW 2000
201 Great Western Highway, Hazelbrook NSW 2779
JPRW Property Pty Ltd T/A Strata Excellence
1300 16 16 37
admin@strataexcellence.com.au
Licence No 10054274
ABN 59614981207
Liability limited by a scheme approved under Professional Standards Legislation.
strata managing agent. Please direct any inquiries regarding the accounts to the strata
managing agent at least 48 hours prior to the meeting.
Motion 3 Auditor
THAT an auditor should be appointed.
Ordinary Resolution
Explanatory Note: The owners corporation must decide whether to appoint an auditor. It
should be noted that it is compulsory to appoint an auditor for large schemes (schemes of
more than 100 lots excluding utility lots) or schemes for which the annual budget exceeds
$250,000.
Motion 4 Commissions and training services
Ordinary Resolution
THAT the following report be received from the Strata Managing Agent on commissions
and training services received in the past 12 months, in accordance with s.60 of the SMAA
2015 and on estimate of commissions and training services to be received in the next 12
months.
Commissions:
$1,479.37 in commissions were received in the past 12 months and an amount of
$1600.00 in commissions is expected to be received in the next 12 months.
No training services are received from suppliers.
Explanatory Note: The strata managing agent under Section 60 of the Strata Schemes
Management Act 2015 is required to disclose all commissions or training services provided
to the strata managing agent for the strata scheme.
Motion 5 Insurance Valuation
Ordinary Resolution
THAT the Owners Corporation consider when its last building valuation was obtained and
determine if it is necessary or appropriate to obtain a new valuation. Refer annexure 3.
Explanatory Note: The building must be insured for at least the valuation amount.
Motion 6 Insurance Quotations
Ordinary Resolution
THAT the Owners – Strata Plan No 5187 RESOLVE that the Strata Committee will
approve one of the 3 quotations from CRM Brokers for the renewal of the building
insurance policy when it falls due.
Explanatory Note: Under the Strata Schemes Management Act 2015 an owners corporation
is required to hold mandatory (i.e. damage policy, public liability) and non-mandatory
insurance (i.e. office bearers) coverage.
Pursuant to section 166 of the Act it is mandatory for the Strata Managing Agent to obtain 3
quotations for each item of insurance where they are authorised and requested to source a
policy of insurance by and on behalf of the owners corporation.
Motion 7 Additional Insurances
Ordinary Resolution
THAT the Owners Corporation decide whether additional insurances as referred to in
Section 165 (2) of the Act should be taken out.
Explanatory Note: Section 165(2) of the Act allows the owners corporation to take out
additional insurances such as cover against liability for property, death or bodily injury to a
voluntary worker, an error or omission by an office bearer or member of the Strata
Committee of the owners corporation; and misappropriation of money or other property of
the owners corporation.
Motion 8 Levy Contributions
Ordinary Resolution
THAT
(a) in accordance with Section 79(2) and 81 of the Strata Schemes Management Act 2015
the owners corporation estimates that in respect of the period from 1 October 2022 to 30
September 2023 it will need to credit to its administrative and capital works funds for actual
and expected expenditure referred to in those subsections the amounts set out in the
budget that was attached to the notice of the meeting at which this resolution was passed;
and
(b) in accordance with Section 81 of the Act, the owners corporation determines that the
following amounts are to be levied to raise the estimated contributions:
Administrative Fund, the sum of $58,702 inc GST. At the previous AGM Owners agreed
to raise $42,930 inc GST
Capital Works Fund, the sum of $37,375 inc GST. At the previous AGM Owners agreed
to raise $35,594 inc GST.
(c) those amounts are to be paid on the first day of November and then by regular equal
periodic instalments on the first days of January, April & July 2023 and at those same
amounts until as otherwise determined at a future General Meeting.
(d) the Treasurer is authorised to levy those contributions by written notice on each person
liable to pay them. Refer annexures 4, 5, 6, 7 & 8.
Explanatory Note: Levy contributions provide funds to operate your scheme. All
contributions must be calculated in proportion to the unit entitlements. The funds raised
towards the administrative fund are to pay for the annual day to day recurrent expenses.
The funds raised in the capital works fund are to pay for future capital expenditure. The
owners corporation may also have a special fund for specific purposes.
Motion 9 Capital Works Fund Plan
Ordinary Resolution
THAT the newly elected strata committee review the capital works plan for proposed
expenditure over the next 10 years with a specific focus on the next 12 months expenditure.
Refer annexure 9.
Explanatory Note: The capital works fund plan should be reviewed at least every 5 years.
Motion 10 Levy Collection
Ordinary Resolution
THAT the owners corporation resolves to deal with any overdue contributions payable to
the owners corporation as follows:
a) The Owners Corporation authorises the strata managing agent to facilitate whatever
action is considered necessary to collect unpaid overdue contributions, interest and
expenses pursuant to section 86 of the Strata Schemes Management Act 2015.
b) Any actions referred to can be taken at any time without reference to any other action,
and without having to follow any particular order;
c) Actions considered necessary to recover overdue contributions, interest and expenses
may include, but are not limited to, the following:
i. The strata managing agent issuing a reminder notice after the date the contribution
became due;
ii. The strata managing agent issuing a letter of demand after the contribution became due;
iii. Instructing solicitors, barristers or other experts where appropriate;
iv. Issuing letters of demand through solicitors and/or a collection agency;
v. Commencing legal action (including giving all required notices) and entering judgement;
vi. Enforcing the judgement including issuing writs for levy on property, garnishee
orders,examination notices, examination orders, bankruptcy notices, creditors, petitions,
creditorsstatutory demands, winding up applications;
vii. Making all necessary enquiries to locate owners;
viii. Making all necessary enquiries to ascertain how to best recover unpaid contributions;
ix. Appearing in court proceedings related to applications to set aside judgement,
defences, cross claims, appeals, applications to pay by instalments and any other actions.
Explanatory Note: The owners corporation must determine how they wish to deal with the
recovery of outstanding levy arrears. Interest is not chargeable on outstanding levies until
after 1 month from the due date and legal action cannot be taken unless 21 days written
notice is given of such action in accordance with Section 86 of the Strata Schemes
Management Act 2015.
Motion 11 Payment Plans
Ordinary Resolution
THAT the owners corporation resolve pursuant to Section 85(5) of the Strata Schemes
Management Act 2015 to agree to enter into payment plans for the payment of overdue
levy contributions and if necessary authorize a Lawyer appointed by the Strata Manager
recover funds owing to the owners corporation.
Explanatory Note: The owners corporation must determine how they wish to deal with
payment plans in the recovery of outstanding levy arrears.
Motion 12 Restriction Matters
Ordinary Resolution
THAT the owners corporation determine what matters shall be a restricted matter that can
only be decided at a general meeting.
Explanatory Note: An owners corporation may decide in a general meeting that a
particular matter or type of matter can only be decided by the owners corporation in a
general meeting. Such a decision effectively removes that matter or class of matters from
the decision making powers of the strata committee.
Motion 13 Annual Fire Safety Statement
Ordinary Resolution
THAT the Owners Corporation resolves to do the following:
Engage a suitably qualified consultant to carry out an annual Fire Safety Statement (and
report) in accordance with Part 9, Division 5 of the NSW Environmental Planning and
Assessment Regulations 2000 as amended; and
To submit any corrective actions report to the Executive Committee to determine what
action is required, if any; and
To delegate to the strata manager the following functions pursuant to the Agency
Agreement additional duties schedule:
undertake the seeking of quotations and engaging the contractor to prepare the
statement; and
sign the statement on behalf of the scheme and lodge the statement with local Council
and cause a copy of the statement to be given to the Fire Commissioner
Explanatory Note: If the owners corporation is subject to a fire safety statement in respect
of fire services the statement must be considered and arrangements made for the next
annual fire safety statement.
An Annual Fire Safety Statement confirms that each essential fire safety measure
installed in the building has been assessed and found to be performing to the standard
required. This Statement is to be submitted to the Local Council and the Fire
Commissioner.
Motion 14 Strata Committee
Ordinary Resolution
THAT nominations be received for the election of the strata committee members and the
owners corporation determine the number of persons to be elected to the strata
committee and elect same.
Explanatory Note: The meeting must determine the number of members to be elected to
the strata committee. The maximum number of strata committee members permitted by
the Strata Schemes Management Act 2015 is nine (9) or in a two lot scheme the number
to be elected is two (2).
When the number has been determined, if the number of candidates exceed that number,
there will be a strata committee ballot to fill the positions. The procedure for election of the
strata committee is prescribed in Part 2 of the Strata Schemes Management Regulation
2016.
A person who is prepared to be nominated as a candidate for election to the strata
committee must be financial and personally consent to the nomination. This can be done
verbally at the meeting or in writing.
Motion 15 Special Levy
Ordinary Resolution
That the Owners of Strata Plan 5187 by ordinary resolution to raise a special levy of
$342,258.31 inc GST payable in 1 instalment being 1 December 2022 for the purpose of
paying for the removal of debris from the landslip, associated legal and expert costs,
repairs to apartments 3 & 8 as a result of the landslip and the installation of a brock hob
and awning to the mezzanine stairs. Refer annexures 4, 10 & 11.
Motion 16 Installation of Hard Surface Awning
Special Resolution
That pursuant to a Special Resolution the Owners of Strata Plan 5187 Specially Resolve
to instal an awning above the stairway and attached to the south wall of tower B.
Proposed by the Strata Committee.
Explanatory Note. For a Special Resolution to pass, not more than 25% of the holders of unit
entitlements present at the meeting shall cast their vote against the motion.
Motion 17 Installation of tile covered brick barrier wall
Special Resolution
That pursuant to a Special Resolution the Owners of Strata Plan 5187 Specially Resolve
to instal a tile covered brick barrier wall around the exterior base of the balustrade of the
stairway opening.
Proposed by the Strata Committee.
Explanatory Note. For a Special Resolution to pass, not more than 25% of the holders of unit
entitlements present at the meeting shall cast their vote against the motion.
Date of notice 21 October 2022
Prepared by Gary Jennings, Strata Manager.
STRATA SCHEMES MANAGEMENT ACT
2015
MINUTES OF A
GENERAL MEETING FOR THE OWNERS OF STRATA PLAN 5187 / 14
GRAYLIND CLOSE HELD ON WEDNESDAY 13 JULY 2022 AT 6 PM VIA
ZOOM FROM THE OFFICES OF STRATA EXCELLENCE LOCATED AT
LEVEL 21, 133 CASTLEREAGH STREET, SYDNEY 2000
Present via Zoom: Jacqueline Le Vieux and Kris Vandenbroucke (Lot 1); Michael
Williams (Lot 2); Melissa Valentine (Lot 6); Gregg Goldin and Tara Cheesman
(Lot 7); John Hardaker (Lot 8); Geoffrey Copeland (Lot 9) and Angela Trimboli
(Lot 10)
Email votes received from: Trudi Cassin (Lot 3) and Mario Falvo (Lot 4).
Also present: Ross Trimboli (Lot 10) and Gary Jennings of Strata Excellence who
chaired the meeting.
A quorum was present and the meeting declared open at 6:05 PM.
Agenda items:
Motion 1. Minutes
Ordinary Resolution
IT WAS RESOLVED That the minutes of the previous general meeting be confirmed as a true
record of that meeting.
Motion 2 – Swaab retainer
IT WAS RESOLVED That the Owners – Strata Plan No. 5187 ratify the Strata
committee's retainer of Swaab Lawyers under section 103 of the Strata Schemes Management Act
2015
to legal services and appear on behalf of the owners corporation in respect of the
provide
landslips occurring in March 2022, to advise on and act in any proceedings recommended to
be taken against Northern Beaches Council after the obtaining of Counsel's advice in
accordance with its Costs Agreements dated 16 March 2022, 6 June 2022 attached to this
notice and any further updated fee estimates provided to the owners corporation in
accordance with Swaab's General Conditions.
Motion 3 – Points of contact
IT WAS RESOLVED That the Owners – Strata Plan No. 5187 appoint Geoffrey Copeland to
be the point of contact for the owners corporation and provide instructions to Swaab lawyers
1300 16 16 37
Lvl 21, 133 Castlereagh Street, SYDNEY NSW 2000 201
Great Western Highway, Hazelbrook NSW 2779
JPRW Property Pty Ltd T/A Strata Excellence
admin@strataexcellence.com.au
Licence No 10054274
ABN 59614981207
Liability limited by a scheme approved under Professional Standards Legislation.
in respect of the ongoing landslip issues and discussions with Northern Beaches Council.
Subject to time constraints, the instructions provided to Swaab lawyers will be approved by
the Strata Committee
Motion 4 – Retainer of Counsel
IT WAS RESOLVED That the Owners – Strata Plan No. 5187 pursuant to section 103 of the
Strata Schemes Management Act 2015 to engage a senior counsel to advise on potential
proceedings in relation to landslips occurring in March 2022 and all matters pertaining thereto
and to authorise the strata committee to approve the counsel's reasonable costs in acting for
the owners corporation to be disclosed in a costs disclosure provided by counsel after being
briefed by Swaab.
Motion 5 – Engagement of Engineer
IT WAS RESOLVED That the Owners – Strata Plan No. 5187 ratify the Strata Committee's
retainer of Andrew Shirley Engineers in accordance with their fee proposal dated 21 June
2022 attached to this notice to conduct inspections and prepare scopes of works for Council
for the remediation works with any further expenses to be advised and approved for the
engineers by the Strata Committee.
Motion 6 – Remediation Works
IT WAS RESOLVED That the Owners – Strata Plan No. 5187 obtain scopes of works from
the Engineer and obtain quotations for urgent remediation works and permanent
stabilisation works as may be recommended by the engineer after removal of the landslip
debris with the quotations to be approved at a further general meeting with a special levy to
be struck for the works as necessary.
Motion 7 – Liaising with Northern Beaches Council
IT WAS RESOLVED That the Owners – Strata Plan No. 5187 instruct Swaab and the
Engineer to liaise with Northern Beaches Council as needed to progress the approval for
the remediation works and stabilisation works.
Motion 8 – Settlement negotiations with Northern Beaches Council
IT WAS RESOLVED That the Owners – Strata Plan No. 5187 authorise the Strata
Committee to provide ongoing instructions to Swaab to negotiate any recommended
settlement with Northern Beaches Council in lieu of commencing proceedings after the
obtaining of Counsel's advice and if appropriate, to enter into a binding settlement
agreement with Northern Beaches Council on the basis of legal advice and to authorise the
strata manager to execute and affix the seal of the owners corporation to any negotiated
settlement deed.
Also agreed that an information meeting will be held prior to the settlement stage with
Swaab Lawyers present to answer any questions owners may have.
There being no further business the meeting was declared closed at 6:17 PM
SP 5187 - Budgets & Special Levy for Budget Year 2022/2023
The purpose of this document is to provide owners with background
information re the composition of the proposed Special Levy and the proposed
budgets for the Administrative Fund and the Capital Works Fund for the
Budget Year (BY) 2022/2023.
The Strata Manager will issue in coming days the proposed Admin Fund and
Capital Works Funds Budgets for BY 2022/2023.
The need for a Special Levy to recoup funds already spent on the Landslip and
to cover the known future Landslip costs, has been mentioned for some time.
Council’s recent decision to accept the responsibility of removing the boulder
has allowed us to more realistically determine the amount of the Special Levy.
This is even though Council have still not:
a)
b)
made a statement re the installation of the safety barrier prior to then
removing the boulder, and
accepting responsibility for the removal of the Debris or sharing the cost
of the removal of the Debris
Simon Fagg, our geotechnical engineer will be working hard at our meeting
with Council engineers on Friday 21 October to resolve a); however, b) will be
the subject of our lawyer’s negotiations with Council after its engineers have
agreed all aspects of the Boulder removal, i.e., the scopes of works for the
Boulder Removal, Safety Barrier, Debris Removal and Permanent Stabilisation.
Following discussions with our lawyers, it was decided to include the full cost
of the Debris removal as per the Lloyd Constructions quote in the Special Levy,
to ensure those works can commence immediately following the removal of
the Boulder. Responsibility for costs/cost sharing will be the subject of future
negotiations with Council.
Permanent Stabilisation won’t commence until 2023. Priorities and timings are
to be agreed with Council, and after the capping of the natural spring on our
land and installation of drainage from the spring to Councils storm water
drainage on the north boundary area, as well as investigation into the water
penetration into the garages. Until those matters are finalised, the cost of
Permanent Stabilisation works, and how they will be paid for, e.g., capital
Works Fund, GST Rebates, another Special Levy or a combination, cannot be
finalised.
1
So, considering the Special Levy this year, and the possibility of another Special
Levy in 2023, It has been a juggling act to keep the Special Levy’s and budgets
for next year as low as possible, while meeting our existing financial
commitments and our obligations to maintain the property in a sound state
and well presented.
The major “for” and “against” factors in achieving the necessary balance are:
• The uncertainty as to when Council will remove the boulder?
• Uncertainty if Council will install and pay for the safety barrier, or expect
us to do that? (Note: We hope that this will be resolved at the meeting
with Council engineers on Friday 21 October.)
• No information at this stage as to the nature, extent and timing of
Permanent Stabilisation Works? (Refer to “Note” above.)
• Incomplete information re drainage and stabilisation works on the South
boundary area?
• Unknown nature, extent, cost, etc., of works re water penetration into
garages, especially Garages 1, 2, 4, 6 and 7.
• Further legal and Geotech costs, beyond those already advised,
associated with the Landslip and further Permanent Stabilisation works?
• Considering the known and projected expenditure in the last half of
2022 and the first half of 2023, the GST rebate should see the OC recoup
a significant amount by 30 June 2023. (Note: The Landslip and Stage 3 of
the Upgrade alone will result in a rebate of around $50K.)
One of the important matters to emerge in budgeting for the coming year is
the need to create a reserve of funds to allow us to respond to uncertainty and
events quickly.
Capital Works is the area that allows us the best opportunity to exercise the
necessary control to achieve this.
The strategies are:
1) Maintain focus on obtaining recovery/cost sharing of landslip works,
etc.,
2) Select Capital Works in 2022/23 that are designed to protect the
property and maintain the good appearance of the property,
3) Considering the amount owners will have to contribute in 2022/2023,
retain the Capital Works Fund Budget to 2021/2022 level and add 5% to
2
offset inflation, instead of doubling the levy income as per the current
CW Fund Plan,
4) Use a portion of the GST Rebate for the selected Capital Works and 3
above.
5) Retain in reserve the uncommitted portion of the GST Rebate.
Also refer to comments on Capital Works Fund below.
Admin Fund
There are three items that will see a sharp increase in BY 2022/2023:
• The Annual Fire Safety Check – resulting from the number of items and
equipment that are now to be checked.
• Insurance Premium – these have increased across the board following
bushfires and floods
• Management Fee-Schedule B – The Management Fee as defined in our
contract with Strata Excellence (SE) defines the tasks and activities SE
will perform over the 12-month period for the stated Contract fixed-fee.
Any tasks/activities that SE is asked to perform or is required to perform
by owners and the OC, including the SC, attracts an additional fee as
defined in Schedule B of the SE contract. A simple example is every time
an owner/tenant copies the Strata Manager on an email they send to a
member of the SC, it attracts a Schedule B Fee. Also, major projects,
even when managed by the SC, will still attract Schedule B fees because
of legal and regulatory requirements; the Strata Manager often is the
first person to deal with an issue; needs to be copied on all
correspondence; attend some meetings, etc. The more projects being
undertaken by the OC and the bigger and more complex those projects
are, the greater the involvement of the Strata Manager and the higher
the Schedule B fees. In the past, this is often overlooked when the
budget was prepared. The Schedule B Fee has doubled for BY
2022/2023, but is expected to taper in the second half of that year.
• Electricity. Next year this is expected to increase by 35%. It is unlikely to
increase to that level in one go, so we have increased it progressively
over the 12 months.
The other inclusions/changes made are “Existing Special Levy Items”, i.e.,
outstanding from 2021. Currently, these are the Fire & Safety Upgrade Works
and Consultants for which funds were raised by Special Levy in BY 2021/2022,
3
but that are still in progress. They do not attract additional funding but
expenditure relating to them needs to be recorded.
Capital Works Fund
In view of the Special Levy(s) covering the majority of Capital Works necessary
following the Landslip, expenditure in the coming BY has been restricted to
two items:
1) Guttering. Replacement of guttering and downpipes on Tower B. The
gutter is sagging badly on the South side causing an overflow into the
stairs from Tower B to the Mezzanine, passageway and switch room.
Also, there is a downpipe that currently discharges on to the terrace of
Unit 9, a cause of potential water penetration, and that has long been
recommended to be relocated to the North side and discharge into the
stormwater drain. The scaffolding required for this work is a major
contributor to the overall cost.
2) Painting. This is long overdue, but due to uncertainties re Landslip
recovery, re-painting of the property has now been divided into smaller
sections starting with Interiors, i.e., Entrance Foyers and Stairways,
including Unit Entry Doors. Timing will depend on the Landslip clean-up
and some other planned works, but hopefully will be done in the latter
part of the first half of CY 2023.
New Special Levy.
It relates specifically to the Landslip. To date, all expenditure on anything
associated with the Landslip has come from existing funds, primarily those
raised by Special Levy for the F&S Upgrade.
As the F&S Upgrade is coming to an end, those funds must be quickly
recouped, and additional funds for future landslip works raised by a new
Special Levy, which also needs to be raised quickly, to ensure the OC remains
solvent. The new Special Levy is fully explained in the table below.
The new Special Levy will be in two parts – 1) Part A –Landslip, funds paid that
need to be recouped and funds to cover future works, etc. – 2) Part B – Fire
Hydrant, the sum of $30,000.00 for the installation of a Fire Hydrant on the
property. EBS had hoped to obtain approval from Council and NSW Fire &
Rescue to erect on the property a suitable sign in lieu of a hydrant, but on
investigation EBS’s application was rejected. The matter had not been resolved
4
when funds for Stages 1, 2 and 3 of the Upgrade were raised by Special Levies
in 2021. Cost for supply and installation is the original estimate by EBS of
$30,000.00.
As Special Levies have to be paid into the Admin Fund – even if they are raised
for Capital Works, and are shown as Admin Fund “Income”; however, the
expenditure must also be recorded. To do this effectively, we have shown the
line-item budget/proposed expenditure in a separate area of the budget
following the usual annual Admin Fund Budget.
Importantly, and as mentioned above, we can’t make any guarantee that there
won’t be a need for another Special Levy in CY 2023 to cover the costs of
Permanent Stabilisation Works that may be required by Council.
Special Levy Budget by Item – October 2022
Special Levy Budget Income
Legal Fees (Swaab) – Recoup
Legal Fees (Swaab)
Legal Fees (SC) – Recoup
Legal Fees (SC)
Geotech Engr (PSM) - Recoup
Geotech Engr (SCE) - Recoup
Geotech (SCE)
Misc. (Plumber & GIPA) Recoup
Maint Bldg – Consultants
Maint Bldg – Debris Removal
Maint Bldg – Cap & Drainage
Natural Spring
Maint Bldg – Unit 3 Water Pen
Maint Bldg – Unit 8 Water Pen
Maint Bldg – Mezzanine Stairs
Brick Hob
Maint Bldg – Fixed Awning
(Mezzanine Stairs)
38,735.64
18,361.01
13,636.36
21,326.14
5,636.40
30,656.67
22,693.33
2,860.86
4,500.00 Assessment of Water Penetration into
Garages, and Drainage & Water
penetration on South Boundary
108,601.90 This may be the subject of Cost
Sharing/Cost Recovery with Council.
10,000.00
4,125.00 Allowance for replacement of damaged
magnesite in hall
18,000.00 Allowance for replacement of damaged
magnesite in Master Bedroom (Total
replacement), Cornice & Ducting repairs,
replacement of approx. 4 sqm of
damaged magnesite in 2nd Bedroom, and
repair of Concrete Spalling in both
bedrooms.
To stop water penetration to Switch
4,125.00 Room, Tower B Passageway and main
Stairway.
To stop water penetration to Switch
9,000.00 Room, Tower B Passageway and main
Stairway.
5
Total Special Levy – Part A
Total Special Levy – Part B –
Fire Equipment – Hydrant
(Upgrade Stage 4)
TOTAL SPECIAL LEVY BUDGET
312,258.31
30,000.00 EBS original quote confirmed Sep 2022 at
$30,000.00
342,258.31 Funds to be raised.
oOo
6
SP 5187 - Annual Capital Works Fund – Budget for 2022/2023
Item
INCOME
Interest on Overdue’s
Levy Income
Total Income
EXPENSE
Capital Works
Consultant
Electrical
Fire Equipment
Legal Fees
Maint Bldg – Doors & Windows
Maint Bldg – Gardening
Maint Bldg – Carpets
Maint Bldg - Painting
Maint Bldg – Guttering (Tower
B)
Maint Bldg – Driveway Wall
(Exp. Joints)
Plumbing Drainage
Repairs & Maintenance
Total Expense
TOTAL CW LEVY INCOME
TOTAL CW BUDGET
Notes:
Budget ($)
0.00
37,375.00
37,375.00
Comments
1) Refer to Note 1 & 2 below.
0.00
0.00
0.00
0.00
0.00
0.00
0.00
14,500.00
71,060.00
10,000.00
0.00
0.00
81,060.00
37,375.00
81,060.00
2) Refer to Note 3 below.
3) Refer to Note 4 below.
4) Refer to Note 1 & 2 below.
1) In the period to end FY2021/2022, i.e., 30 June 2022, the expected GST refunds from “Big
Ticket” expenditure items from the current Budget Year$54,440.00 – see table below – and
other expenditure is expected to generate an additional $12,000 to $15,000 in GST refunds,
including from the 3 main items in the CW Budget for 2022/2023.
Work Item
Upgrade Stage 2 Works
Upgrade Stage 3 Works
Upgrade Stage 4 Works Hydrant
Lawyers
Senior Council
Geotechnical Engineers
Unit 8 Repairs
Debris Removal
Misc.
TOTAL
Work Cost
77,000.00
146,000.00
Rebate
7,700.00
14,600.00
30,000.00
57,000.00
35,000.00
59,000.00
18,000.00
108,600.00
22,000.00
552,600.00
3,000.00
5,700.00
3,500.00
5,900.00
1,800.00
10,860.00
2,200.00
52,260.00
2) LY‘s CW Income Budget $35,594.00) + 5% ($1,780.00) – figures rounded.
3) Scaffolding = $51,700.00 & Gutters, Downpipes & Drainage = $19,360.00
4) Estimate, quote pending.
SP 5187 - Annual Administrative Fund – Income Budget for 2022/2023
Item
Information Certificate
Interest on Overdues
Levy Income
Total Annual Budget Income
Special Levy Income
TOTAL ADMIN FUND INCOME
Budget ($)
250.00
0.00
58,702.00
58,952.00
342,258.31
401,210.31
Comments
SP 5187 - Annual Administrative Fund – Expense Budget for 2022/2023
Item
Admin – Management Fee
Administration Costs
Audit & Accountancy
Bank Charges
Compliance
Fire Equipment – Upgrade Stage
3 Works
Budget ($)
0.00
1,360.00
750.00
90.00
1,300.00
79,066.36
Fire Order
Information Certificate
Insurance Premium
Insurance Valuation
0.00
50.00
14,196.00
550.00
Legal Fees
Maint Bldg – Cleaning
250.00
11,000.00
Maint Bldg – Consultants –
Management of Upgrade Stage
3&4
16,568.00
Maint Bldg Electrical
Maint Bldg - Gardening
520.00
3,200.00
Maint Bldg – General Repairs
Maint Bldg - Locks
Maint Bldg – Pest Control
Maint Bldg –
Plumbing/Drainage
Management Fee
Management Fee – Sched B
1,200.00
0.00
0.00
1,200.00
Photocopying & Postage
Status Certificate Fees Paid
Sundry Expenses
Utilities - Electricity
2,650.00
13,500.00
50.00
0.00
300.00
1,786.00
Comments
1) Annual Fire & Safety Check
2) Funds already raised by 2021
Special levy – not incl. in Income
Budget for 2022/23. It comprises
the balance of the ASH F-P
Contract – Progress Payments 3
& 4 ($78,142.36) and Contract
Prov. Sum ($924.00)
3) After Upgrade & main Landslip,
etc., Works completed
4) $8,500.00 for weekly cleaning &
$2,500.00 for post-Debris cleanup
5) Funds already raised by 2021
Special Levy – not incl. in Income
Budget for 2022/23. Includes
balance of EBS F-P Contract for
Stage 3 Works ($12,179.00) &
Stage 4 Works ($3,465.00)
6) For normal gardening &
restoration Upper mezzanine &
North Bdry Area
7) Allowance – 2 x quarters at
intense work rate = $8,200.00 &
2 x quarters at low rate =
$3,300.00
8) Budget for 2021/22 ending 30
Sep was $1,350 & Actual was
$1,380. Electricity costs are
1
Utilities – Water & Sewerage
4,750.00
Total Expense
TOTAL ADMIN LEVY BUDGET
154,336.36
58,702.00
Special Levy Budget Income
Special Levy – Part A
Legal Fees (Swaab) – Recoup
Legal Fees (Swaab)
Legal Fees (SC) – Recoup
Legal Fees (SC)
Geotech Engr (PSM) - Recoup
Geotech Engr (SCE) - Recoup
Geotech (SCE)
Misc (Plumber & GIPA) - Recoup
Maint Bldg – Consultants
Maint Bldg – Debris Removal
38,735.64
18,361.01
13,636.36
21,326.14
5,636.40
30,656.67
22,693.33
2,860.86
4,500.00
108,601.90
Maint Bldg – Cap & Drainage
Natural Spring
Maint Bldg – Unit 3 Water Pen
10,000.00
4,125.00
Maint Bldg – Unit 8 Water Pen
18,000.00
Maint Bldg – Mezzanine Stairs
Brick Hob
4,125.00
Maint Bldg – Fixed Awning
(Mezzanine Stairs)
9,000.00
Special level – Part B
Fire Equipment – Hydrant
(Upgrade Stage 4)
TOTAL SPECIAL LEVY BUDGET
342,258.31
TOTAL ADMIN BUDGET
496,594.67
30,000.00
expected to rise by 35% in the
next 12 months. Have allowed 3
mths @ 10% - 3 mths @20% - 3
mths @ 30% - 3 mths @ 35%.
9) Allowed for a 4% increase for
Inflation
10) Assessment of Water
Penetration into Garages, and
Drainage & Water penetration
on South Boundary
11) This may be the subject of Cost
Sharing/Cost Recovery with
Council.
12) Allowance for replacement of
damaged magnesite in hall
13) Allowance for replacement of
damaged magnesite in Master
Bedroom (Total replacement),
Cornice & Ducting repairs,
replacement of approx. 4 sqm of
damaged magnesite in 2nd
Bedroom, and repair of Concrete
Spalling in both bedrooms.
14) To stop water penetration to
Switch Room, Tower B
Passageway and main Stairway.
15) To stop water penetration to
Switch Room, Tower B
Passageway and main Stairway.
16) EBS original quote confirmed Sep
2022 at $30,000.00
Funds to be raised.
2
3
Strata Excellence
Proposed Budget for Strata Plan 5187
14 Graylind Close COLLAROY
Prepared by Strata Excellence (ABN 59614981207)
Level 21, 133 Castlereagh Street SYDNEY NSW 2000 Ph 1300 16 16 37 Fax
Printed 21/10/2022 at 16:18:54 User= Gary Jennings
Aggregate Units of Entitlement
(UOE) 10000
Administrative FundContribution Schedule
Page 1
Proposed
Budget
(01/10/2022-30/09/2023)
Adjustment
Current Year
(01/10/2021-30/09/2022)
Budget
Actual
Last Year
(01/10/2020-30/09/2021)
Variance
Budget
Actual
Variance
Income
Information Certificate
$0.00
$0.00
$0.00
$0.00
$0.00
$273.90
$-273.90
Interest on Overdues
$0.00
$0.00
$96.83
$-96.83
$0.00
$154.96
$-154.96
$53,365.45
$42,930.00
$38,241.24
$4,688.76
$35,565.00
$35,908.95
$-343.95
Sale sign bond
$0.00
$0.00
$500.00
$-500.00
$0.00
$0.00
$0.00
Special Levy IncomeA
$0.00
$0.00
$227,275.88
$-227,275.88
$0.00
$82,041.20
$-82,041.20
Status Certificate Fees Income
$0.00
$0.00
$119.90
$-119.90
$0.00
$0.00
$0.00
Strata Inspection Fees Income
$0.00
$0.00
$34.10
$-34.10
$0.00
$0.00
$0.00
$53,365.45
$42,930.00
$266,267.95
$-223,337.95
$35,565.00
$118,379.01
$-82,814.01
$1,360.00
$1,300.00
$1,052.27
$247.73
$1,300.00
$1,364.17
$-64.17
Agent Disbursements
$300.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
Audit and Accountancy
$750.00
$440.00
$708.36
$-268.36
$300.00
$601.10
$-301.10
$90.00
$90.00
$57.89
$32.11
$90.00
$65.40
$24.60
Cleaning carpet
$0.00
$0.00
$630.00
$-630.00
$0.00
$0.00
$0.00
Compliance
$0.00
$0.00
$0.00
$0.00
$0.00
$110.00
$-110.00
Consultancy
$0.00
$0.00
$760.00
$-760.00
$0.00
$0.00
$0.00
Fire Order
$0.00
$0.00
$92,385.00
$-92,385.00
$0.00
$66,380.60
$-66,380.60
$50.00
$0.00
$0.00
$0.00
$0.00
$34.10
$-34.10
Insurance Premium
$14,196.00
$12,500.00
$11,285.26
$1,214.74
$11,500.00
$11,356.74
$143.26
Insurance Valuation
$550.00
$500.00
$0.00
$500.00
$500.00
$350.00
$150.00
Legal Fees
$250.00
$0.00
$3,932.44
$-3,932.44
$0.00
$845.14
$-845.14
$11,000.00
$8,500.00
$8,373.00
$127.00
$8,184.00
$8,151.00
$33.00
Levy Income
Total Income
Expense
Administration Costs
Bank Charges
Information Certificate
Maint Bldg - Cleaning
Strata Excellence
Proposed Budget for Strata Plan 5187
14 Graylind Close COLLAROY
Prepared by Strata Excellence (ABN 59614981207)
Level 21, 133 Castlereagh Street SYDNEY NSW 2000 Ph 1300 16 16 37 Fax
Printed 21/10/2022 at 16:18:54 User= Gary Jennings
Aggregate Units of Entitlement
(UOE) 10000
Administrative FundContribution Schedule
Page 2
Proposed
Budget
(01/10/2022-30/09/2023)
Adjustment
Current Year
(01/10/2021-30/09/2022)
Budget
Actual
Last Year
(01/10/2020-30/09/2021)
Variance
Budget
Actual
Variance
$0.00
$0.00
$0.00
$0.00
$0.00
$7,002.89
$-7,002.89
$520.00
$500.00
$459.98
$40.02
$500.00
$808.29
$-308.29
Maint Bldg - Fire Equipment
$1,300.00
$850.00
$868.00
$-18.00
$850.00
$125.40
$724.60
Maint Bldg - Gardening
$3,200.00
$2,200.00
$2,275.00
$-75.00
$1,000.00
$2,025.00
$-1,025.00
Maint Bldg - General Repairs
$1,200.00
$1,000.00
$1,371.03
$-371.03
$1,000.00
$34,678.50
$-33,678.50
Maint Bldg - Locks
$0.00
$0.00
$0.00
$0.00
$0.00
$170.01
$-170.01
Maint Bldg - Pest control
$0.00
$400.00
$0.00
$400.00
$400.00
$0.00
$400.00
Maint Bldg - Plumbing / Drainage
$1,200.00
$1,000.00
$2,268.00
$-1,268.00
$1,000.00
$962.50
$37.50
Management Fee
$2,650.00
$2,650.00
$2,218.40
$431.60
$2,541.00
$2,420.04
$120.96
$13,500.00
$6,000.00
$11,246.60
$-5,246.60
$3,000.00
$11,774.29
$-8,774.29
$50.00
$50.00
$0.00
$50.00
$0.00
$40.00
$-40.00
Status Certificate Fees Paid
$0.00
$0.00
$0.00
$0.00
$0.00
$239.80
$-239.80
Strata Inspection Fees Paid
$0.00
$0.00
$31.00
$-31.00
$0.00
$0.00
$0.00
Sundry Expenses
$0.00
$0.00
$82.23
$-82.23
$0.00
$0.00
$0.00
Utilities - Electricity
$1,786.00
$1,350.00
$732.12
$617.88
$900.00
$1,016.66
$-116.66
Utilities - Water & Sewerage
$4,750.00
$3,600.00
$3,458.98
$141.02
$2,500.00
$3,432.72
$-932.72
Total Expense
$58,702.00
$42,930.00
$144,195.56
$-101,265.56
$35,565.00
$153,954.35
$-118,389.35
TOTAL ADMIN LEVY INCOME
$53,365.45
$42,930.00
$38,241.24
$4,688.76
$35,565.00
$35,908.95
$-343.95
$5,336.55
$0.00
$0.00
$58,702.00
$42,930.00
$35,565.00
Maint Bldg - Consultants
Maint Bldg - Electrical
Management Fee - Schedule B
Photocopying & Postage
ADD: ADMIN GST
TOTAL ADMIN BUDGET
Strata Excellence
Proposed Budget for Strata Plan 5187
14 Graylind Close COLLAROY
Prepared by Strata Excellence (ABN 59614981207)
Level 21, 133 Castlereagh Street SYDNEY NSW 2000 Ph 1300 16 16 37 Fax
Printed 21/10/2022 at 16:18:54 User= Gary Jennings
Aggregate Units of Entitlement
(UOE) 10000
Capital Works FundContribution Schedule
Page 3
Proposed
Budget
(01/10/2022-30/09/2023)
Adjustment
Current Year
(01/10/2021-30/09/2022)
Budget
Actual
Last Year
(01/10/2020-30/09/2021)
Variance
Budget
Actual
Variance
Income
$0.00
$0.00
$86.09
$-86.09
$0.00
$174.88
$-174.88
Levy Income
$33,977.26
$35,594.00
$33,303.37
$2,290.63
$35,594.00
$35,464.89
$129.11
Total Income
$33,977.26
$35,594.00
$33,389.46
$2,204.54
$35,594.00
$35,639.77
$-45.77
$37,375.00
$35,594.00
$0.00
$35,594.00
$35,594.00
$0.00
$35,594.00
Consultant
$0.00
$0.00
$13,910.50
$-13,910.50
$0.00
$4,902.50
$-4,902.50
Electrical
$0.00
$0.00
$0.00
$0.00
$0.00
$2,848.95
$-2,848.95
Gutters
$0.00
$0.00
$645.00
$-645.00
$0.00
$0.00
$0.00
Legal Fees
$0.00
$0.00
$3,458.61
$-3,458.61
$0.00
$0.00
$0.00
Maint Bldg - Doors & Windows
$0.00
$0.00
$0.00
$0.00
$0.00
$1,232.00
$-1,232.00
Maint Bldg - Gardening
$0.00
$0.00
$0.00
$0.00
$0.00
$3,105.00
$-3,105.00
Maint Bldy - Carpets
$0.00
$0.00
$0.00
$0.00
$0.00
$2,086.90
$-2,086.90
Plumbing Drainage
$0.00
$0.00
$0.00
$0.00
$0.00
$2,241.80
$-2,241.80
Repairs & Maintenance
$0.00
$0.00
$4,710.00
$-4,710.00
$0.00
$4,598.00
$-4,598.00
Total Expense
$37,375.00
$35,594.00
$22,724.11
$12,869.89
$35,594.00
$21,015.15
$14,578.85
TOTAL CAP. WORKS LEVY INCOME
$33,977.26
$35,594.00
$33,303.37
$2,290.63
$35,594.00
$35,464.89
$129.11
$3,397.73
$0.00
$0.00
$37,374.99
$35,594.00
$35,594.00
Interest on Overdues
Expense
Capital Works
ADD: CAP. WORKS GST
TOTAL CAP. WORKS BUDGET
Strata Excellence
Proposed Budget for Strata Plan 5187
14 Graylind Close COLLAROY
Prepared by Strata Excellence (ABN 59614981207)
Level 21, 133 Castlereagh Street SYDNEY NSW 2000 Ph 1300 16 16 37 Fax
Printed 21/10/2022 at 16:18:54 User= Gary Jennings
Page 4
Budget Summary (01/10/2022-30/09/2023)
Proposed
1st Instalment
16/11/2022
2nd Instalment
01/01/2023
3rd Instalment
01/04/2023
4th Instalment
01/07/2023
TOTAL
(01/10/2022-30/09/2023)
Administrative Fund
$58,702.00
$14,675.57
$14,675.57
$14,675.57
$14,675.57
$58,702.28
Capital Works Fund
$37,374.99
$9,343.73
$9,343.73
$9,343.73
$9,343.73
$37,374.92
Contribution Schedule Total
$96,076.98
$24,019.30
$24,019.30
$24,019.30
$24,019.30
$96,077.20
Amount to Collect
$96,076.98
$24,019.30
$24,019.30
$24,019.30
$24,019.30
$96,077.20
Disclaimer: There may be differences in calculated instalment amounts due to rounding to nearest $0.05
Strata Excellence
Proposed Budget for Strata Plan 5187
14 Graylind Close COLLAROY
Prepared by Strata Excellence (ABN 59614981207)
Level 21, 133 Castlereagh Street SYDNEY NSW 2000 Ph 1300 16 16 37 Fax
Printed 21/10/2022 at 16:18:55 User= Gary Jennings
Page 5
Levy Adjustment Summary (01/10/2022-30/09/2023)
Contribution Schedule
Due Date
Levy Period
16/11/2022
01/10/2022 - 31/12/2022
Aggregate Units of Entitlement (UOE) - 10000
Admin
Cap. Works
Total
$1.47
$0.93
$2.40
01/01/2023
01/01/2023 - 31/03/2023
$1.47
$0.93
$2.40
01/04/2023
01/04/2023 - 30/06/2023
$1.47
$0.93
$2.40
01/07/2023
01/07/2023 - 30/09/2023
Financial Year Total per Units of Entitlement
$1.47
$0.93
$2.40
$5.87
$3.74
$9.61
Financial Year Aggregate
$58,702.28
$37,374.92
$96,077.20
Proposed Budget Amount
$58,702.00
$37,374.99
$96,076.98
$0.00
$0.00
$0.00
Next Year Pre Issue Aggregate
Disclaimer: There may be differences in calculated instalment amounts due to rounding to nearest $0.05
Strata Excellence
Proposed Budget for Strata Plan 5187
14 Graylind Close COLLAROY
Prepared by Strata Excellence (ABN 59614981207)
Level 21, 133 Castlereagh Street SYDNEY NSW 2000 Ph 1300 16 16 37 Fax
Printed 21/10/2022 at 16:18:55 User= Gary Jennings
Page 6
Owner Summary (01/10/2022-30/09/2023) - Contribution Schedule
Lot#
1*
2*
3*
4*
5*
6*
Unit#
UOE
Owner Name
1*
849
Jacqueline Le Vieux and Kris Leon Wim
Vandenbroucke
2*
3*
4*
5*
6*
948
993
885
993
849
1st Instalment
16/11/2022
2nd Instalment
01/01/2023
3rd Instalment
01/04/2023
4th Instalment
01/07/2023
TOTAL
(01/10/2022-30/09/2023)
Admin
$1,245.97
$1,245.97
$1,245.97
$1,245.97
$4,983.88
Capital Works
$793.28
$793.28
$793.28
$793.28
$3,173.12
Owner Total
Amanda Louise Buckley & Michael
David Williams
$2,039.25
$2,039.25
$2,039.25
$2,039.25
$8,157.00
Admin
$1,391.26
$1,391.26
$1,391.26
$1,391.26
$5,565.04
Capital Works
$885.79
$885.79
$885.79
$885.79
$3,543.16
Owner Total
$2,277.05
$2,277.05
$2,277.05
$2,277.05
$9,108.20
Admin
$1,457.27
$1,457.27
$1,457.27
$1,457.27
$5,829.08
Capital Works
$927.83
$927.83
$927.83
$927.83
$3,711.32
Owner Total
$2,385.10
$2,385.10
$2,385.10
$2,385.10
$9,540.40
Trudi Cassin
Mario Falvo
Admin
$1,298.78
$1,298.78
$1,298.78
$1,298.78
$5,195.12
Capital Works
$826.92
$826.92
$826.92
$826.92
$3,307.68
Owner Total
$2,125.70
$2,125.70
$2,125.70
$2,125.70
$8,502.80
Admin
$1,457.27
$1,457.27
$1,457.27
$1,457.27
$5,829.08
Capital Works
$927.83
$927.83
$927.83
$927.83
$3,711.32
Owner Total
Melissa Valentine and Tony Wayne
Valentine
$2,385.10
$2,385.10
$2,385.10
$2,385.10
$9,540.40
Admin
$1,245.97
$1,245.97
$1,245.97
$1,245.97
$4,983.88
Capital Works
$793.28
$793.28
$793.28
$793.28
$3,173.12
Owner Total
$2,039.25
$2,039.25
$2,039.25
$2,039.25
$8,157.00
Michael Fronzek
Disclaimer: There may be differences in calculated instalment amounts due to rounding to nearest $0.05
Strata Excellence
Proposed Budget for Strata Plan 5187
14 Graylind Close COLLAROY
Prepared by Strata Excellence (ABN 59614981207)
Level 21, 133 Castlereagh Street SYDNEY NSW 2000 Ph 1300 16 16 37 Fax
Printed 21/10/2022 at 16:18:55 User= Gary Jennings
Page 7
Owner Summary (01/10/2022-30/09/2023) - Contribution Schedule
Lot#
7*
Unit#
UOE
Owner Name
7*
860
Gregg Z Goldin & Tara R A Cheesman
1st Instalment
16/11/2022
Admin
8*
9*
10*
11*
8*
9*
10*
11*
842
948
885
948
Total aggregate of UOE 10000
$1,262.09
2nd Instalment
01/01/2023
$1,262.09
3rd Instalment
01/04/2023
$1,262.09
4th Instalment
01/07/2023
TOTAL
(01/10/2022-30/09/2023)
$1,262.09
$5,048.36
Capital Works
$803.56
$803.56
$803.56
$803.56
$3,214.24
Owner Total
$2,065.65
$2,065.65
$2,065.65
$2,065.65
$8,262.60
Admin
$1,235.66
$1,235.66
$1,235.66
$1,235.66
$4,942.64
James Hardaker
Capital Works
$786.74
$786.74
$786.74
$786.74
$3,146.96
Owner Total
$2,022.40
$2,022.40
$2,022.40
$2,022.40
$8,089.60
Admin
$1,391.26
$1,391.26
$1,391.26
$1,391.26
$5,565.04
Capital Works
$885.79
$885.79
$885.79
$885.79
$3,543.16
Owner Total
$2,277.05
$2,277.05
$2,277.05
$2,277.05
$9,108.20
Admin
$1,298.78
$1,298.78
$1,298.78
$1,298.78
$5,195.12
Capital Works
$826.92
$826.92
$826.92
$826.92
$3,307.68
Owner Total
Simon Kucelj & Rebecca Casey
$2,125.70
$2,125.70
$2,125.70
$2,125.70
$8,502.80
Admin
$1,391.26
$1,391.26
$1,391.26
$1,391.26
$5,565.04
Capital Works
$885.79
$885.79
$885.79
$885.79
$3,543.16
Owner Total
$2,277.05
$2,277.05
$2,277.05
$2,277.05
$9,108.20
Geoffrey John Copeland
Angela Maria Trimboli
Disclaimer: There may be differences in calculated instalment amounts due to rounding to nearest $0.05
Strata Excellence
Proposed Budget for Strata Plan 5187
14 Graylind Close COLLAROY
Prepared by Strata Excellence (ABN 59614981207)
Level 21, 133 Castlereagh Street SYDNEY NSW 2000 Ph 1300 16 16 37 Fax
Printed 21/10/2022 at 16:18:55 User= Gary Jennings
Page 8
Contribution Summary (01/10/2022-30/09/2023)
Lot#
1
Unit#
UOE Owner Name
1
849
Jacqueline Le Vieux and Kris Leon Wim
Vandenbroucke
Contribution Schedule
$4,983.88
$3,173.12
$0.00
Total
$4,983.88
$3,173.12
$8,157.00
948
Amanda Louise Buckley & Michael David Williams
Contribution Schedule
$5,565.04
$3,543.16
$0.00
Total
$5,565.04
$3,543.16
$9,108.20
993
Trudi Cassin
Contribution Schedule
$5,829.08
$3,711.32
$0.00
Total
$5,829.08
$3,711.32
$9,540.40
885
Mario Falvo
Contribution Schedule
$5,195.12
$3,307.68
$0.00
Total
$5,195.12
$3,307.68
$8,502.80
993
Michael Fronzek
Contribution Schedule
$5,829.08
$3,711.32
$0.00
Total
$5,829.08
$3,711.32
$9,540.40
Contribution Schedule
$4,983.88
$3,173.12
$0.00
Total
$4,983.88
$3,173.12
$8,157.00
Contribution Schedule
$5,048.36
$3,214.24
$0.00
Total
$5,048.36
$3,214.24
$8,262.60
Contribution Schedule
$4,942.64
$3,146.96
$0.00
Total
$4,942.64
$3,146.96
$8,089.60
Contribution Schedule
$5,565.04
$3,543.16
$0.00
Total
$5,565.04
$3,543.16
$9,108.20
Contribution Schedule
$5,195.12
$3,307.68
$0.00
Total
$5,195.12
$3,307.68
$8,502.80
Contribution Schedule
$5,565.04
$3,543.16
$0.00
Paid to 30/06/2022
2
2
Paid to 30/09/2022
3
3
Paid to 30/09/2022
4
4
Paid to 31/12/2022
5
5
Paid to 30/09/2022
6
6
849
Melissa Valentine and Tony Wayne Valentine
Paid to 30/09/2022
7
7
860
Gregg Z Goldin & Tara R A Cheesman
Paid to 30/06/2022
8
8
842
James Hardaker
Paid to 30/06/2022
9
9
948
Geoffrey John Copeland
Paid to 30/06/2022
10
10
885
Angela Maria Trimboli
Paid to 30/09/2022
11
11
Paid to 30/09/2022
948
Simon Kucelj & Rebecca Casey
Schedule
Total
Overall Total
Disclaimer: There may be differences in calculated instalment amounts due to rounding to nearest $0.05
Admin Fund
Capital Works
Annual Levy
$5,565.04
$3,543.16
$9,108.20
$58,702.28
$37,374.92
$96,077.20
Strata Excellence
Proposed Budget for Strata Plan 5187
14 Graylind Close COLLAROY
Prepared by Strata Excellence (ABN 59614981207)
Level 21, 133 Castlereagh Street SYDNEY NSW 2000 Ph 1300 16 16 37 Fax
Printed 21/10/2022 at 16:18:55 User= Gary Jennings
Page 9
Contribution Summary (01/10/2022-30/09/2023)
Lot#
Unit#
UOE Owner Name
Schedule
Schedule
Contribution Schedule
Disclaimer: There may be differences in calculated instalment amounts due to rounding to nearest $0.05
Powered by TCPDF (www.tcpdf.org)
Admin Fund
UOE
10000
Capital Works
Annual Levy
SP 5187 – Landslip Special Levy – October 2022
Special Levy Budget Income
Legal Fees (Swaab) – Recoup
Legal Fees (Swaab)
Legal Fees (SC) – Recoup
Legal Fees (SC)
Geotech Engr (PSM) - Recoup
Geotech Engr (SCE) - Recoup
Geotech (SCE)
Misc (Plumber & GIPA) - Recoup
Maint Bldg – Consultants
Maint Bldg – Debris Removal
38,735.64
18,361.01
13,636.36
21,326.14
5,636.40
30,656.67
22,693.33
2,860.86
4,500.00
108,601.90
Maint Bldg – Cap & Drainage
Natural Spring
Maint Bldg – Unit 3 Water Pen
10,000.00
4,125.00
Maint Bldg – Unit 8 Water Pen
18,000.00
Maint Bldg – Mezzanine Stairs
Brick Hob
4,125.00
Maint Bldg – Fixed Awning
(Mezzanine Stairs)
9,000.00
Fire Equipment – Hydrant
(Upgrade Stage 4)
TOTAL SPECIAL LEVY BUDGET
30,000.00
342,258.31
1) Assessment by SCE of Water
Penetration into Garages, and
Drainage & Water penetration
on South Boundary
2) This may be the subject of Cost
Sharing/Cost Recovery with
Council.
3) Allowance for replacement of
damaged magnesite in hallway.
4) Allowance for replacement of
damaged magnesite in Master
Bedroom (Total replacement),
Cornice & Ducting repairs,
replacement of approx. 4 sqm of
damaged magnesite in 2nd
Bedroom, and repair of Concrete
Spalling in both bedrooms.
5) To stop water penetration to
Switch Room, Tower B
Passageway and main Stairway.
6) To stop water penetration to
Switch Room, Tower B
Passageway and main Stairway.
7) EBS original quote confirmed Sep
2022 at $30,000.00
Funds to be raised.
Strata Excellence
Level 21, 133 Castlereagh Street SYDNEY NSW 2000
Ph: 1300 16 16 37
ABN: 59614981207
Email: admin@strataexcellence.com.au
Printed: 19/10/2022 12:21 pm
User: Gary Jennings
Page 1
Levy Schedule Report
S/Plan 5187 ""
Particulars: S/L Landslip and Mezzanine Works
Type: Special Levy
Lot
Unit
Owner
Admin
Sinking
Instalment
Total
1
1
Jacqueline Le Vieux and Kris Leon Wim Vandenbroucke
$29,057.73
$0.00
$29,057.73
$29,057.73
2
2
Amanda Louise Buckley & Michael David Williams
$32,446.09
$0.00
$32,446.09
$32,446.09
3
3
Trudi Cassin
$33,986.25
$0.00
$33,986.25
$33,986.25
4
4
Mario Falvo
$30,289.86
$0.00
$30,289.86
$30,289.86
5
5
Michael Fronzek
$33,986.25
$0.00
$33,986.25
$33,986.25
6
6
Melissa Valentine and Tony Wayne Valentine
$29,057.73
$0.00
$29,057.73
$29,057.73
7
7
Gregg Z Goldin & Tara R A Cheesman
$29,434.21
$0.00
$29,434.21
$29,434.21
8
8
James Hardaker
$28,818.15
$0.00
$28,818.15
$28,818.15
9
9
Geoffrey John Copeland
$32,446.09
$0.00
$32,446.09
$32,446.09
10
10
Angela Maria Trimboli
$30,289.86
$0.00
$30,289.86
$30,289.86
11
11
Simon Kucelj & Rebecca Casey
$32,446.09
$0.00
$32,446.09
$32,446.09
$342,258.31
$0.00
$342,258.31
$342,258.31
Overall Totals
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1 Instalment
Strata Schemes Management Act 2015 (Schedule 2)
NOTICE OF A
STRATA COMMITTEE MEETING The Owners –Strata
Plan
No
5187
/
14 GRAYLIND
CLOSE,
COLLAROY
NSW
2097
TO
BE
HELD
ON
TUESDAY 1 s t
NOVEMBER 2022 IMMEDIATELY FOLLOWING THE ANNUAL
GENERAL MEETING.
Preliminaries: Appoint a Chairperson, recording attendance, voting rights, proxies, apologies,
and determination of quorum.
Agenda
Motion 1 Minutes 1.
THAT the minutes of the last strata committee meeting be adopted as a true and . accurate
account of the proceedings of that meeting.
Explanation: The minutes of the last meeting, have been distributed as required and
are attached to this notice of meeting. This motion confirms the accuracy of the minutes and
in the event that the minutes are changes these can be made at this time.
Motion 2 Election of office bearers
THAT the Strata Committee elects a Chairperson, Secretary and Treasurer of the Strata
Committee of the Owners Corporation.
Explanation: Even where a strata managing agent is delegated these powers, these
positions must be filled for the executive committee to function in their own right eg convene
a meeting without involving the strata managing agent., etc The office bearers also become
Chairman, Secretary and Treasurer of the owners corporation.
Agenda prepared by Gary Jennings, Strata Manager
21 October 2022
Lvl 21, 133 Castlereagh Street, SYDNEY NSW 2000
1300 16 16 37
201 Great Western Highway, HAZELBROOK NSW 2779
admin@strataexcellence.com.au
JPRW Property Pty Ltd T/A Strata Excellence
License No 10054274
ABN 59614981207
Liability limited by a scheme approved under Professional Standards Legislation.
Strata Schemes Management Act 2015 (Schedule 2) MINUTES OF STRATA
COMMITTEE MEETING The Owners – Strata Plan No 5187 / 14 GRAYLIND CLOSE,
COLLAROY NSW 2097
HELD
ON
TUESDAY
7
SEPTEMBER
2021
IMMEDIATELY FOLLOWING THE ANNUAL GENERAL MEETING.
Present via Zoom: Melissa Valentine (Lot 6) & Geoffrey Copeland (Lot 9)
Also present via Zoom: Gary Jennings of Strata Excellence who chaired the meeting.
A quorum was present and the meeting declared open at 8:17 PM
Minutes 1......
IT WAS RESOLVED That the minutes of the last strata committee meeting be adopted as
a true and accurate account of the proceedings of that meeting.
Election of positions 2
IT WAS RESOVLED That the Strata Committee elects a Chairperson, Secretary and
Treasurer of the Strata Committee of the Owners Corporation.
Chairman & Secretary: Geoffrey Copeland
Treasurer: Melissa Valentine
Appointing contact point and substitute contact point 3.
IT WAS RESOLVED That the Geoffrey Copeland shall be the main point of contact and
building representative and that Melissa Valentine shall be the second point of contact and
building representative.
There being no further business the meeting was declared closed at 8:40 PM.
Lvl 21, 133 Castlereagh Street, SYDNEY NSW 2000
1300 16 16 37
201 Great Western Highway, Hazelbrook NSW 2790
admin@strataexcellence.com.au
JPRW Property Pty Ltd T/A Strata Excellence
Licence No 10054274
ABN 59614981207
Liability limited by a scheme approved under Professional Standards Legislation.
STRATA SCHEMES MANAGEMENT ACT 2015
MINUTES OF THE
ANNUAL GENERAL MEETING FOR THE OWNERS
OF STRATA
PLAN 5187 / 14 GRAYLIND CLOSE, COLLAROY NSW 2097 HELD
ON
TUESDAY 7 SEPTEMBER 2021 AT 6 PM VIA
ZOOM FROM THE
OFFICES OF STRATA EXCELLENCE LOCATED AT LEVEL 21, 133
CASTLEREAGH STREET, SYDNEY 2000
Present via Zoom: Michael Williams (Lot 2); Andrew Cassin (representing Lot
3); Mario Falvo (Lot 4); Melissa & Tony Valentine (Lot 6); Gregg Goldin
& Tara Cheesman (Lot 7); Geoffrey Copeland (Lot 9); Angela Trimboli (Lot 10)
and Simon Kucelj & Rebecca Casey (Lot 11).
Proxy Trudi Cassin (Lot 3) to Andrew Cassin.
Also present via Zoom: Ross Trimboli (Lot 10) & Gary Jennings of Strata
Excellence who chaired the meeting.
A quorum was present and the meeting was declared open at 6:02 PM.
Motion 1. Minutes
Ordinary Resolution
Noted that Mario Falvo who submitted an email vote was not noted and shall be
added. Subject to that amendment IT WAS RESOLVED That the minutes of the previous
general meeting be confirmed as a true record of that meeting.
Motion 2. Key financial Information
Ordinary
Resolution IT WAS RESOLVED That the statements of key financial information for the
administrative fund, the capital works fund and any other fund prepared by the
owners corporation together with the
relevant auditor’s report if required be
adopted and noted that consideration was given to the auditors recommendation to
raise a special levy to clear a deficit in last years admin fund account, however, a special
levy shall not be raised.
Motion 3 Auditor
IT WAS NOT RESOLVED That an auditor should be appointed.
1300 16 16 37
Lvl 21, 133 Castlereagh Street, SYDNEY NSW 2000 201
Great Western Highway, Hazelbrook NSW 2779
JPRW Property Pty Ltd T/A Strata Excellence
Ordinary Resolution
admin@strataexcellence.com.au
Licence No 10054274
ABN 59614981207
Liability limited by a scheme approved under Professional Standards Legislation.
Motion 4 Commissions and training services
Ordinary Resolution
IT WAS RESOLVED That the following report be received from the Strata Managing
Agent on commissions and training services received in the past 12 months, in accordance
with s.60 of the SMAA 2015 and on estimate of commissions and training services to
be received in the next 12 months.
Commissions:
$1,291.55 in commissions were received in the past 12 months and an amount of
$1320.00 in commissions is expected to be received in the next 12 months.
No training services are received from suppliers.
Motion 5 Insurance Valuation
Ordinary Resolution
IT WAS NOT RESOLVED That the Owners Corporation obtain a new valuation at this time.
Matter to be discussed at the next Annual General Meeting.
Motion 6 Insurance Quotations
Ordinary Resolution
IT WAS RESOLVED That the Owners – Strata Plan No 5187 agree that the
Strata Committee will approve one of the 3 quotations from CRM Brokers for the renewal
of the buildinginsurance policy when it falls due.
Motion 7 Additional Insurances
Ordinary Resolution
IT WAS NOT RESOLVED That the Owners Corporation decide whether
additional insurances as referred to in Section 165 (2) of the Act should be taken out.
Ordinary Resolution
Motion 8 Levy Contributions
IT WAS RESOLVED That
(a) in accordance with Section 79(2) and 81 of the Strata Schemes Management Act 2015
the owners corporation estimates that in respect of the period from 1 October 2021 to 30
September 2022 it will need to credit to its administrative and capital works funds for actual
and expected expenditure referred to in those subsections the amounts set out in the
budget that was attached to the notice of the meeting at which this resolution was passed;
and
(b) in accordance with Section 81 of the Act, the owners corporation determines that the
following amounts are to be levied to raise the estimated contributions:
Administrative Fund, the sum of $42,930.00. At the previous AGM Owners agreed to
raise $35,077.50........................................................................................................................
Capital Works Fund, the sum of $35,594.00. This is the same amount as agreed at
the previous AGM and as recommended in the recently revised Capital Works Fund Plan.
(c) those amounts are to be paid by regular equal periodic installments on the 16th day of
November and then the first days of February, May, August 2022 at those same amounts
until as otherwise determined at a future General Meeting.
(d) the Treasurer is authorised to levy those contributions by written notice on each person
liable to pay them.
Motion 9 Capital Works Fund Plan
Ordinary Resolution
IT WAS RESOLVED That the newly elected strata committee review
the
capital works plan for proposed expenditure over the next 15 years with a specific
focus on the next 12 months expenditure.
Geoff Copeland advised the meeting that several items were either missing or incorrect
in the previous plan and that the newly obtained plan is more accurate. Major issues in
coming years are the repair or replacement of the roof, noting that if possible, repair
will be approximately 1/3 of the cost of replacement. Guttering and downpipes should be
replaced at the same time as exterior painting takes place as will be more economical
to use the same scaffolding. Gutter cleaner to provide comment on condition of guttering
when gutters are next cleaned. Further assessment is required for the water
penetrations affecting Lot 10 apartment and garage, noting that previous reports have
recommended clearing earth away from the back and north walls of the garage and
the installation of appropriate drainage at the external base of both walls, and the
installation of ventilation, especially on the north wall. The Driveway front wall repairs
are not expected to be a major task. Noted that repairs to the south boundary area by
13 Graylind Close have not progressed further and that unauthorised works on the
property of 14 Graylind Close remain in place.
Motion 10 Levy Collection
Ordinary Resolution
IT WAS RESOLVED That the owners corporation deal with any overdue contributions
payable to the owners corporation as follows:
a) The Owners Corporation authorises the strata managing agent to facilitate whatever
action is considered necessary to collect unpaid overdue contributions, interest and
expenses pursuant to section 86 of the Strata Schemes Management Act 2015.
b) Any actions referred to can be taken at any time without reference to any other action,
and without having to follow any particular order;
c) Actions considered necessary to recover overdue contributions, interest and expenses
may include, but are not limited to, the following:
i. The strata managing agent issuing a reminder notice after the date the contribution
became due;
ii.
The strata managing agent issuing a letter of demand after the contribution became
due;
iii. Instructing solicitors, barristers or other experts where appropriate;
iv. Issuing letters of demand through solicitors and/or a collection agency;
v.
Commencing legal action (including giving all required notices) and entering
judgement;
vi. Enforcing the judgement including issuing writs for levy on property, garnishee
orders, examination notices, examination orders, bankruptcy notices, creditors, petitions,
creditors statutory demands, winding up applications;
vii. Making all necessary enquiries to locate owners;
viii. Making all necessary enquiries to ascertain how to best recover unpaid contributions;
ix. Appearing in court proceedings related to applications to set aside judgement,
defences, cross claims, appeals, applications to pay by instalments and any other actions.
Motion11 Payment Plans
Ordinary Resolution
IT WAS RESOLVED That the owners corporation resolve pursuant to Section 85(5) of
the Strata Schemes Management Act 2015 to agree to enter into payment plans for
the payment of overdue levy contributions and if necessary authorize Doyle Edwards
Anderson Lawyers to carry out whatever means required to recover a debt owing to the
Owners Corporation.
Motion 12 Restriction Matters
Ordinary Resolution
IT WAS RESOLVED That the Strata Committee shall be limited in their decision making
powers per the terms of the Strata Schemes management Act 2015 and Regulations to the
Act 2016.
Motion 13 Annual Fire Safety Statement
Ordinary Resolution
IT WAS RESOLVED That the Owners Corporation resolves to do the following:
Engage a suitably qualified consultant to carry out an annual Fire Safety Statement (and
report) in accordance with Part 9, Division 5 of the NSW Environmental Planning and
Assessment Regulations 2000 as amended; and
To submit any corrective actions report to the Executive Committee to determine what
action is required, if any; and
To delegate to the strata manager the following functions pursuant to the Agency
Agreement additional duties schedule:
undertake the seeking of quotations and engaging the contractor to prepare the
statement; and
sign the statement on behalf of the scheme and lodge the statement with local Council
and cause a copy of the statement to be given to the Fire Commissioner
Motion 14 Strata Committee
Ordinary Resolution
IT WAS RESOLVED That nominations be received for the election of the strata committee
members and the owners corporation determine the number of persons to be elected to
the strata committee and elect same.
Nominations were received from:
Melissa Valentine (Lot 6);
Gregg Goldin (Lot 7) & later withdrawn;
Geoffrey Copeland (Lot 9).
It was decided that the number of committee members for the coming year shall be set at
2 and those nominated were duly elected.
It was further agreed that owners who have the time may be called upon to assist the
Strata Committee as required.
Expression of thanks given to Geoffrey Copeland for outstanding work and dedication over
the past 12 months in performing duties on behalf of the Owners Corporation.
MOTION 15 By-Law relating to pets
Special Resolution
IT WAS SPECIALLY RESOLVED That the Owners – Strata Plan No 5187 pursuant to
sections 141 and 143 of the Strata Schemes Management Act 2015 to amend the existing
By-Law relating to the keeping of pets, noting that the wording relating to the keeping of
fish shall be changed from “a bowl” to “in an appropriate tank”.
Total Unit Entitlements counted: 7316
In favour 7316
Against 0
Motion carried.
MOTION 16 By-Law relating to Responsibilities of Owners when Buying, Selling
and Renting a Lot, including Change of Tenancy
Special Resolution
IT WAS SPECIALLY RESOLVED That the Owners – Strata Plan No 5187 pursuant
to sections 141 and 143 of the Strata Schemes Management Act 2015 to create a new ByLaw relating to the responsibilities of owners when buying, selling and renting a lot
including change of tenancy.
Total Unit Entitlements counted: 7316
In favour 7316
Against 0
Motion carried.
MOTION 17 By-Law relating to Balcony Slab Surface Painting Works
Special Resolution
IT WAS SPECIALLY RESOLVED That the Owners – Strata Plan No 5187 pursuant
to sections 141 and 143 of the Strata Schemes Management Act 2015 to create a new ByLaw relating to balcony slab surface painting works.
IT WAS ALSO RESOLVED That Ross Trimboli will make suggestion to the Strata
Committee on the type of membrane to be used on balconies when owners retile
their balconies.
Total Unit Entitlements counted: 7316
In favour 7316
Against 0
Motion carried.
Motion 18 Registration of new By-Laws
Ordinary Resolution
IT WAS AMENDED AND RESOLVED That a copy of the existing By-Laws be send with
the minutes of this meeting and that all owners shall review and make any proposed changes
at a General Meeting to be held in Mid November 2021. Registration of the By-Laws
agreed to in this meeting will take place after the next General Meeting to save on
registration costs.
Motion 19 Appoint JPRW Property Pty Ltd T/A Strata Excellence Ordinary Resolution
IT WAS RESOLVED:
That the Owners – Strata Plan No. 5187 by ordinary resolution to re-appoint JPRW Property
Pty, Ltd, T/A Strata Excellence (Agent) as strata managing agent on the terms and
conditions set out in the proposed strata management agency agreement (Agreement), a
copy attached to the notice for this meeting and that the
following be delegated to the Agent.
…
……
…cti
…o…
…f …th…
…er
…s…C…
All…
o…
f …
the
fun
ns…o
e …O…
wn
or…
po…
ra.tion (other than its power to make a
delegation, to make a decision on a matter that is required to be
decided by the Owners Corporation or to make a determination relating to the levying or
payment of contributions); and
The functions of chairperson, secretary and treasurer necessary to enable the Agent
to carry out the ‘Agreed Services’ and the ‘Additional Services’ as defined in the
Agreement; with effect from the date determined for that purpose by the Strata Committee,
provided that:
1) the delegation to the Agent is subject to the conditions and limitations listed in the
Agreement;
2) the Owners Corporation is to execute the Agreement to give effect to this appointment
and delegation; and
3) authority is given to two members of the Strata Committee to affix the common seal of
the Owners Corporation to the Agreement.
New agreement to be signed by Melissa Valentine & Geoffrey Copeland.
There being no further business the meeting was declared closed at 8:16 PM.
Strata Schemes Management Act 2015 (Schedule 2) MINUTES OF STRATA
COMMITTEE MEETING The Owners – Strata Plan No 5187 / 14 GRAYLIND CLOSE,
COLLAROY NSW 2097
HELD
ON
TUESDAY
7
SEPTEMBER
2021
IMMEDIATELY FOLLOWING THE ANNUAL GENERAL MEETING.
Present via Zoom: Melissa Valentine (Lot 6) & Geoffrey Copeland (Lot 9)
Also present via Zoom: Gary Jennings of Strata Excellence who chaired the meeting.
A quorum was present and the meeting declared open at 8:17 PM
Minutes 1......
IT WAS RESOLVED That the minutes of the last strata committee meeting be adopted as
a true and accurate account of the proceedings of that meeting.
Election of positions 2
IT WAS RESOVLED That the Strata Committee elects a Chairperson, Secretary and
Treasurer of the Strata Committee of the Owners Corporation.
Chairman & Secretary: Geoffrey Copeland
Treasurer: Melissa Valentine
Appointing contact point and substitute contact point 3.
IT WAS RESOLVED That the Geoffrey Copeland shall be the main point of contact and
building representative and that Melissa Valentine shall be the second point of contact and
building representative.
There being no further business the meeting was declared closed at 8:40 PM.
Lvl 21, 133 Castlereagh Street, SYDNEY NSW 2000
1300 16 16 37
201 Great Western Highway, Hazelbrook NSW 2790
admin@strataexcellence.com.au
JPRW Property Pty Ltd T/A Strata Excellence
Licence No 10054274
ABN 59614981207
Liability limited by a scheme approved under Professional Standards Legislation.
STRATA SCHEMES MANAGEMENT ACT 2015 MINUTES OF A
GENERAL MEETING FOR THE OWNERS OF STRATA PLAN 5187 / 14
GRAYLIND CLOSE COLLAROY NSW 2097 HELD ON TUESDAY 8 JUNE
2021 AT 6 PM VIA ZOOM FROM THE OFFICES OF STRATA
EXCELLENCE LOCATED AT LEVEL 21, 133 CASTLEREAGH STREET,
SY…
DN
…EY NSW 2000
Present via Zoom: Michael Williams (Lot 2); Gregg Goldin & Tara Cheesman (Lot 7);
Geoffrey Copeland (Lot 9); Angela Trimboli (Lot 10) and Rebecca Casey (Lot 11).
Electronic
votes
received
Trudi &
Cassin
(Lot 3) & Mario Falvo (Lot 4).
Proxy:
David
Boyd
(Lot 6) from:
to Melissa
Tony Valentine.
Also present via Zoom: Ross Trimobli (Lot 10) & Gary Jennings of Strata Excellence who
chaired the meeting.
A quorum was present and the meeting was declared open at 6:02 pm.
Motion 1. Minutes
Ordinary Resolution
IT WAS RESOVLED That the minutes of the previous general meeting be confirmed as a true
record of that meeting.
Motion 2 Special Levy Stages 2 & 3 Fire Order Works
Ordinary Resolution
IT WAS RESOLVED That the Owners of Strata Plan 5187 by ordinary resolution to raise a
special levy of $246,446 inc GST payable in 1 instalment being 22 July 2021 for the purpose
of paying for stages 2 & 3 of the fire order works.
It is noted that it is still unknown as to if a Fire Hydrant will be required. The expected cost
of this will be approximately $30,000. At the meeting, Ross Trimboli questions as to why
Matthew Harriman of Enhanced Building Services had previously advised him that this will be
in at a cost of $25,000. Following the meeting the Strata Manager contacted Matthew
Harriman
who
advised
that
the
$5,000
difference
is
budgetary
and
includes hydraulic engineer fees.
Motion 3 Registration for GST
Ordinary Resolution
IT WAS RESOLVED That the owners of Strata Plan 5187 resolve by ordinary resolution to
instruct the Strata Manager to register the scheme for GST.
There being no further business the meeting was declared closed at 6:34 pm.
1300 16 16 37
Lvl 21, 133 Castlereagh Street, SYDNEY NSW 2000
201 Great Western Highway, HAZELBROOK NSW 2779
JPRW Property Pty Ltd T/A Strata Excellence
admin@strataexcellence.com.au
Licence No 10054274
ABN 59614981207
STRATA SCHEMES MANAGEMENT ACT 2015 MINUTES OF A
GENERAL MEETING FOR THE OWNERS OF STRATA PLAN 5187 /
14 GRAYLIND CLOSE COLLAROY NSW 2097 HELD ON WEDNESDAY 31
MARCH 2021 AT 6 PM VIA ZOOM FROM THE OFFICES OF STRATA
EXCELLENCE LOCATED AT LEVEL 21, 133 CASTLEREAGH STREET,
SY…
DN
Y…
NS
00
…E…
…W
…2…
…0…
Present via Zoom: David Boyd (Lot 6); Geoffrey Copeland (Lot 9); Angela & Ross
Trimboli (Lot 10).
Email votes received from: Michael Williams (Lot 2); Mario Falvo (Lot 4); Tara
Cheesman (Lot 7) & Simon Kucelj (Lot 11).
Also present via Zoom: Gary Jennings of Strata Excellence who chaired the
meeting.
A quorum was present and the meeting declared open at 6:02 PM.
Motion 1. Notice period for meetings
Ordinary Resolution
IT WAS RESOLVED That the Owners of Strata Plan 5187 resolve by ordinary resolution to
waive the 7 day notice period for General Meetings as required under the Strata Schemes
Management Act 2015 and Regulations to the Act 2016...............................................
Motion 2. Minutes
Ordinary Resolution
IT WAS RESOLVED That the minutes of the previous general meeting be confirmed as a
true record of that meeting.
Motion 3. Lot 6 Renovations
Special Resolution
IT WAS SPECIALLY RESOLVED Subject to the by-law in the next succeeding motion
being approved, The Owners - Strata Plan No 5187 pursuant to section 108 of the Strata
Schemes Management Act 2015 for the purpose of improving or enhancing the
common property to specifically authorise the Works proposed by the owner of lot 6 to
the common property on the terms and in the manner as set out in the by-law.
Unit entitlements counted 6323
In favour 6323 Against 0 Motion carried.
Lvl 21, 133 Castlereagh Street, SYDNEY NSW 2000
201 Great Western Highway, HAZELBROOK NSW 2779
JPRW Property Pty Ltd T/A Strata Excellence
1300 16 16 37
admin@strataexcellence.com.au
Licence No 10054274
ABN 59614981207
Special Resolution
MOTION 4. By-Law for Renovation works completed Lot 6
IT WAS SPECIALLY RESOLVED Subject to the preceding motion being approved, The Owners
- Strata Plan No 5187 pursuant to sections 141 and 143 of the Strata Schemes Management
Act 2015 to make a by-law adding to the by-laws applicable to the strata scheme in the following
terms:
SPECIAL BY-LAW NO 16
1.1
2.1
3.1
4.1
Lot 6 Works
PART 1
GRANT OF RIGHT
Notwithstanding anything contained in any by-law applicable to the strata scheme, the Owner
has the special privilege to carry out the Major Works (at the Owner’s cost and to remain the
Owner’s fixture) and the right of exclusive use and enjoyment of those parts of the common
property attached to or occupied by the Works, subject to the terms and conditions contained in
this by-law.
PART 2
APPLICATION OF SPECIAL BY-LAW
The provisions of Parts 2 and 3.2-3.12 (inclusive) of By-law No. 21 are adopted for the
purposes of this by-law with the exception of the insertion of the definition of “Plans” and the
amendment of the definition of “Major Works” and “Lot” as follows:
PART 3
DEFINITIONS
In addition to the definitions in Part 2 of By-law 21, the following definitions are also adopted:
(a)
“Major Works” means the works to the bathroom and the common property to be carried
out in connection with the renovation works for the Lot including:
(i)
a waterproof membrane; and
(ii)
the restoration of lot and common property (including the Lot) damaged by the
works referred to above,
all of which is to be conducted strictly in accordance with the Plans and the provisions of
this by-law.
(b)
“Lot” means Lot 6 in strata plan 5187.
(c)
“Plans” means the plans/drawings/application provided by the Lot Owner a copy of which
were tabled at the meeting at which this by-law was passed and which may be attached
to this by-law.
PART 4
CONDITIONS
The owner must comply with any conditions set out by the Owners Corporation in relation to the
Major Works. These conditions include:
(a)
The Owner must complete the Major Works by 30 May 2021. If the Owner has not
completed the Major Works by 30 May 2021 the Owners Corporation will issue the
Owner with a “Notice to Complete” which records that
(i)
the Major Works must be completed within 21 days of the date of the Notice to
Complete; and
(ii)
if the Major Works have not been completed within 21 days of the date of the
Notice to Complete the Owners Corporation may retain part of the Owners
bond at a rate of $10.00 per day from the expiry of the 21 day notice period
until such time as the Major Works are completed.
Unit entitlements counted 6323
In favour 6323 Against 0 Motion carried.
There being no further business the meeting was declared closed at 6:08
PM.
23 March 2021
Mr David Boyd
Unit 6
14 Greylind Close
COLLAROY NSW 2097
Santucci Tiling
ABN: 65 139 463 497
43 Wabash Ave
CROMER NSW 2099
Dear David
BATHROOM TILING
UNIT 6, 14 GREYLIND CLOSE, COLLAROY
This letter is to confirm that the works carried out by our company where only
a cosmetic renovation because of the following reasons: 1. New floor tiles where laid over the original existing floor tiles (without disturbing the
original tiles or substrate). This is evidenced by the fact the bottom of the bathroom door had
to be removed and cut to allow for the clearance over the new tile surface height.
2. To provide an extra layer of protection it was my recommendation to lay waterproofing
over the existing tiles prior to the new tiling all part of “good practice”.
Our company has been working in the northern beaches for over 20 years and is well
know by most of the Strata Managers in the local area.
Please ring should you need any further details or assistance with this matter.
Assuring you of our prompt and personal attention at all times.
Regards
Mario Santucci
Director
1 May, 2018
Santucci Tiling Pty Ltd
43 Wabash Ave
CROMER NSW 2099
ABN: 65 139 463 497
Mr David Boyd
Unit 6
14 Greylind Close
COLLAROY NSW 2097
RE: WATERPROOFING INSTALLATION CERTICATE Lic No 220795C
AT UNIT 6, 14 GRELIND CLOSE, COLLAROY
This is to certify that the waterproofing performed on this project was carried out
in accordance to Australian Standards AS 3740 which is subject to site conditions.
Warranty does not cover defects arising from: Movement or cracks in the building
Design faults in the original construction of the building
Storm, wind or ingress of water
Impact or drilling into the tiles
Acts of god
The waterproofing product was used in the following areas:
Bathroom area only
Site address: Unit 6, 14 Greylind Close, COLLAROY NSW 2097
Owner: David Boyd
Yours faithfully
Mario Santucci
STRATA SCHEMES MANAGEMENT ACT 2015 MINUTES OF A
GENERAL MEETING FOR THE OWNERS OF STRATA PLAN 5187 /
14 GRAYLIND CLOSE COLLAROY NSW 2097 HELD ON WEDNESDAY 24
FEBRUARY 2021 AT 6 PM VIA ZOOM FROM THE OFFICES OF
STRATA EXCELLENCE LOCATED AT LEVEL 21, 133 CASTLEREAGH
STREET, SY…
DN
Y…
NS
00
…E…
…W
…2…
…0…
Present via Zoom: Michael Williams (Lot 2); Trudi Cassin (Lot 3); Mario Falvo (Lot
4); David Boyd (Lot 6); Gregg Goldin & Tara Cheesman (Lot 7); Geoffrey
Copeland (Lot 9); Angela Trimboli (Lot 10) and Simon Kucelj (Lot 11).
Email votes received: David Boyd (Lot 6)
Also present via Zoom Ross Trimboli (Lot 10) & Gary Jennings of Strata
Excellence who chaired the meeting. A quorum was declared as being present
and the meeting opened at 6:05 PM.
Motion 1. Notice period for meetings
Ordinary Resolution
IT WAS RESOLVED That the Owners of Strata Plan 5187 resolve by ordinary resolution
to waive the 7 day notice period for General Meetings as required under the Strata Schemes
Management Act 2015 and Regulations to the Act 2016.
Motion 2. Minutes
Ordinary Resolution
IT WAS RESOLVED That the minutes of the previous general meeting be confirmed as a true
record of that meeting.
Motion 3. External Balustrades
Special Resolution
IT WAS RESOLVED BY SPECIAL RESOLUTION That the Owners of Strata Plan 5187
replace three external balustrades to match existing external glass stainless steel framed
balustrades.
Noted that quotes are to be obtained and that the Strata Committee will decide which quote
to accept.
Lvl 21, 133 Castlereagh Street, SYDNEY NSW 2000
201 Great Western Highway, HAZELBROOK NSW 2779
JPRW Property Pty Ltd T/A Strata Excellence
1300 16 16 37
admin@strataexcellence.com.au
Licence No 10054274
ABN 59614981207
Unit Entitlements counted 7316
In favour 7316
Against 0
Motion carried
Motion 4 New glass & stainless-steel balustrades in Towers A and B. Special Resolution
IT WAS RESOLVED BY SPECIAL RESOLUTION That the Owners of Strata Plan 5187 replace
existing timber and steel balustrades in the stairwells of Towers A and B with glass and stainless
steel balustrades.
Noted that more information is required on if the terms of the Fire Order will be affected if the
stair handrails are placed on the opposite walls. Exact type of balustrades to be decided at a
further General Meeting to be held in the next 5 weeks. Matthew Harriman on Enhanced Building
Services to be asked to attend the meeting and answer any owner questions.
Unit Entitlements counted 7316
In favour 7316
Against 0
Motion carried
Motion 5 Stainless-steel balustrades for retaining wall.
Special Resolution
IT WAS RESOLVED BY SPECIAL RESOLUTION That the Owners of Strata Plan 5187 instal
stainless-steel balustrade for the driveway retaining wall to bring the height of the wall up to the
required height of the current Building Code of Australia standards.
Noted that Mario Fulvo would prefer that the balustrade is extended along the entire wall for
consistency. Owners agreed in principle to these works and it was agreed that this matter will
be determined at the next General Meeting to be held in approximately 5 weeks time.
Unit Entitlements counted 7316
In favour 7316
Against 0
Motion carried
Motion 6 Suspended ceilings and false walls on landings
Special Resolution
IT WAS RESOLVED BY SPECIAL RESOLUTION That the Owners of Strata Plan 5187 install
false walls on each unit entry landing and suspended ceilings on each unit entry landing and the
mezzanine landing.
Unit Entitlements counted 7316
In favour 6467
Against 849
Motion carried
Motion 7 Special Levy – Stage 1 Fire Order Works Option 1
Ordinary Resolution
IT WAS RESOLVED That the Owners of Strata Plan 5187 by ordinary resolution raise a
special levy $81,004.00 inc GST (which includes the suspended ceilings and false wall option)
payable in 1 instalment being 1st April 2021 for the purpose of paying for stage 1 of the fire
order works.
Motion 8 Special Levy – Stage 1 Fire Order Works Option 2
Ordinary Resolution
IT WAS RESOLVED That the following motion is not required to be voted on as the previous
motion was carried.
That the Owners of Strata Plan 5187 resolve by ordinary resolution to raise a special
levy $66,275.00, incl. GST (excluding the suspended ceilings and false wall option) payable
in 1 instalment being 1st April 2021 for the purpose of paying for stage 1 of the fire order
works.
It was also noted that should owners have issues which they would like to discuss to Matthew
Harriman of Enhanced Building Servcies to advise Geoff Copeland by email
geoff.copeland@bigpond.com
Simon Kucelj noted that not all window sills were painted when the balustrades were
replaced. This work shall be carried out when the internal common area is painted.
Matthew Harriman to confirm cost of stage 2 & 3 of the Fire Order.
Expression of thanks given to Geoff Copeland & Ross Trimboli for their exceptional work & time
and effort put into progressing the Fire Order matter.
There being no further business the meeting was declared closed at 7:35 PM.
STRATA SCHEMES
MANAGEMENT ACT 2015 MINUTES OF
THE
ANNUAL
GENERAL
MEETING
FOR
THE
OWNERS
OF STRATA PLAN 5187 / 14 GRAYLIND CLOSE, COLLAROY
NSW 2097 HELD ON TUESDAY 20 OCTOBER 2020 AT 6 PM VIA
ZOOM FROM
THE
OFFICES
OF
STRATA EXCELLENCE
LOCATED AT LEVEL 21, 133 CASTLEREAGH STREET, SYDNEY
NSW 2000
…
.............
Present via Zoom: Amanda Buckley & Michael Williams (Lot 2); Trudi Cassin
(Lot 3); Mario Falvo (Lot 4); Gregg Goldin & Tara Cheesman (Lot 7); Geoffrey
Copeland (Lot 9); Angela Trimboli (Lot 10).
Also present via Zoom: Ross Trimboli; Gary Jennings of Strata Excellence
who chaired the meeting.
A Quorum was present and the meeting was declared open at 6:05 PM
Motion 1. Minutes
Ordinary Resolution
IT WAS RESOLVED That the minutes of the previous general meeting be confirmed as
a true record of that meeting.
Ordinary Resolution
Motion 2 Key financial Information
IT WAS RESOLVED That the attached statements of key financial information for the
administrative fund, the capital works fund and any other fund prepared by the owners
corporation together with the relevant auditor’s report if required be adopted.
Motion 3 Auditor
IT WAS RESOLVED That an auditor should be appointed.
Ordinary Resolution
Motion 4 Commissions and training services
Ordinary Resolution
IT WAS RESOLVED That the following report as shown in the agenda of this meeting
received from the Strata Managing Agent on commissions and training services received in
the past 12 months, in accordance with s.60 of the SMAA 2015 and on estimate of
commissions and training services to be received in the next 12 months.
Level 21, 133 Castlereagh Street, SYDNEY NSW 2000
Suite 6 / 210 Macquarie Road, SPRINGWOOD NSW 2780
JPRW Property Pty Ltd T/A Strata Excellence
1300 16 16 37
admin@strataexcellence.com.au
Licence No 10054274
ABN 59614981207
Motion 5 Insurance Valuation
Ordinary Resolution
IT WAS RESOLVED That the Owners Corporation consider when its last building
valuation was obtained and determine if it is necessary or appropriate to obtain a new
valuation.
Motion 6 Insurance Quotations
Ordinary Resolution
IT WAS RESOLVED That the Owners Strata Plan No 5187 RESOLVE that the Strata
Committee will approve one of the 3 quotations from CRM Brokers for the renewal of the
building insurance policy when it falls due.
Motion 7 Additional Insurances
Ordinary Resolution
IT WAS NOT RESOLVED That the Owners Corporation decide whether additional
insurances as referred to in Section 165 (2) of the Act should be taken out.
Motion 8 Levy Contributions
Ordinary Resolution
IT WAS RESOLVED That:
(a) in accordance with Section 79(2) and 81 of the Strata Schemes Management Act 2015
the owners corporation estimates that in respect of the period from 1 July 2020 to 31
June 2021 it will need to credit to its administrative and capital works funds for actual and
expected expenditure referred to in those subsections the amounts set out in the
budget that was attached to the notice of the meeting at which this resolution was passed;
and
(b) in accordance with Section 81 of the Act, the owners corporation determines that the
following amounts are to be levied to raise the estimated contributions:
Administrative Fund, the sum of $35,565.00.
Capital Works Fund, the sum of $8,800.
(c) those amounts are to be paid by regular equal periodic installments on the 16th day of
November 2020 and the first days of January, April, July 2021 and at those same amounts
until as otherwise determined at a future General Meeting.
(d) the Treasurer is authorised to levy those contributions by written notice on each person
liable to pay them.
Motion 9 Capital Works Fund Plan
Ordinary Resolution
IT WAS RESOLVED That the newly elected strata committee review the capital works plan
for proposed expenditure over the next 10 years with a specific focus on the next 12
months expenditure.
Motion 10 Levy Collection
Ordinary Resolution
IT WAS RESOLVED That the owners corporation resolves to deal with any overdue
contributions payable to the owners corporation as follows:
a) The Owners Corporation authorises the strata managing agent to facilitate whatever
action is considered necessary to collect unpaid overdue contributions, interest and
expenses pursuant to section 86 of the Strata Schemes Management Act 2015.
b) Any actions referred to can be taken at any time without reference to any other
action,and without having to follow any particular order;
c) Actions considered necessary to recover overdue contributions, interest and expenses
may include, but are not limited to, the following:
i. The strata managing agent issuing a reminder notice after the date the contribution
became due;
ii. The strata managing agent issuing a letter of demand after the contribution became due;
iii. Instructing solicitors, barristers or other experts where appropriate;
iv. Issuing letters of demand through solicitors and/or a collection agency;
v. Commencing legal action (including giving all required notices) and entering judgment;
vi. Enforcing the judgment including issuing writs for levy on property, garnishee orders,
examination notices, examination orders, bankruptcy notices, creditors, petitions, creditors
statutory demands, winding up applications;
vii. Making all necessary enquiries to locate owners;
viii. Making all necessary enquiries to ascertain how to best recover unpaid contributions;
ix. Appearing in court proceedings related to applications to set aside judgment, defences,
cross claims, appeals, applications to pay by installments and any other actions.
Motion 11 Payment Plans
Ordinary Resolution
IT WAS RESOLVED That the owners corporation resolve pursuant to Section 85(5) of the
Strata Schemes Management Act 2015 to agree to enter into payment plans for the
payment of overdue levy contributions and to authorize Doyle Edwards Anderson Lawyers
to carry out whatever means required.
Motion 12 Restriction Matters
Ordinary Resolution
IT WAS RESOLVED That the owners corporation determine what matters shall be a
restricted matter that can only be decided at a general meeting and agreed that the Strata
Committee will be limited per the terms of the Strata Schemes Managment Act 2015 and
Regulations to the Act 2016.
Motion 13 Annual Fire Safety Statement
Ordinary Resolution
IT WAS NOT RESOLVED That the Owners Corporation resolves to do the following:
Engage a suitably qualified consultant to carry out an annual Fire Safety Statement (and
report) in accordance with Part 9, Division 5 of the NSW Environmental Planning and
Assessment Regulations 2000 as amended; and
To submit any corrective actions report to the Executive Committee to determine what
action is required, if any; and
To delegate to the strata manager the following functions pursuant to the Agency
Agreement additional duties schedule:
undertake the seeking of quotations and engaging the contractor to prepare the statement;
and sign the statement on behalf of the scheme and lodge the statement with local Council
and cause a copy of the statement to be given to the Fire Commissioner.
Motion 14 Strata Committee
Ordinary Resolution
IT WAS RESOLVED That nominations be received for the election of the strata committee
members and the owners corporation determine the number of persons to be elected to
the strata committee and elect same.
Nominations were received from Jane Olsen (Lot 1); John Prentice (Lot 3) & Michael
Barker (Lot 6). It was decided that the Committee will be formed of 3 members for the
coming year and those nominated were duly elected.
Motion 15 Front Wall
Special Resolution
IT WAS SPECIALLY RESOLVED That the owners corporation of Strata Plan 2407
resolve accept the Strata Committee's preferred quote from Wallfix Remedial to rebuilt the
wall and build a new bin enclosure at a cost of $44,110.00 inc GST and authorise the
WallFix Remedial to apply for Council Approval if required.
Unit Entitlements counted 14
In Favour 14
Against 0
Motion Carried
Noted that the driveway will be out of use during some of the works from 7am
to 3 pm for a period of 3 days. Agent to advise residents prior. Wall will
require painting by others when works are complete. Balcony 1 to also be
rendered included in the cost.
Motion 16 Wooden Flooring
IT WAS RESOLVED That
the
owners
corporation
by ordinary resolution to approve
application from
5 to install floating flooring subject to the following:
Ordinary Resolution
of
Strata Plan 2407
the owners of Lot
Sandrine agreed to install highest quality soundproof underlay and undertake an
acoustic test after works if required. John Prentice noted that magnesite has
been
removed
from
the
concrete
slab,
which
may
cause
noise
transmission issues. Resolved that Sandrine shall supply details/specifications of
what materials are going to be installed and how to the Strata Committee
prior to proceeding with works. Sandrine also agreed to fix balcony and
bathroom door.
It was also agreed that the Agent will cancel the Term Deposit immediately.
The Strata Committee shall decide on a new Term Deposit when the
works are completed
There being no further business the meeting was declared closed at 7:16 PM
Strata Schemes Management Act 2015 (Schedule 2) MINUTES OF A STRATA
COMMITTEE MEETING The Owners – Strata Plan No 5187 / 14 GRAYLIND CLOSE,
COLLAROY NSW 2097 HELD ON TUESDAY 20 OCTOBER 2020 IMMEDIATELY
FOLLOWING THE ANNUAL GENERAL MEETING.
Present: Trudi Cassin (Lot 3) and Ross Trimboli ( Lot 10)
Apologies: David Boyd (Lot 6)
Also present: Gary Jennings of Strata Excellence, who chaired the meeting.
A quorum was present and the meeting was declared open at 7:34 PM.
Motion 1. Minutes .......................................................................................................................
IT WAS RESOLVED That the minutes of the last strata committee meeting be adopted at
the next Strata Committee Meeting.
Motion 2 Election of Office Bearers...............................................................
IT WAS RESOVLED That the Office Bearer roles be filled as follows for the coming
year:
Chairperson: David Boyd
Secretary:
Ross Trimboli
Treasurer:
Trudi Cassin.
Motion 3 Appointing contact point and substitute contact point .......................................
IT WAS RESOLVED That the all members of the Strata Committee will be the main points
of contact with the Strata Manager for the coming year.
The Strata Manager raised the issue of water leaking into Lot 10 from the balcony terrace
of Lot 9, above. It was decided to have a Strata Committee Meeting in the coming days to
discuss quotes recieved from Noel Cratchley & By-Laws.
There being no further business the meeting was declared closed at 8:01 PM
City: Lvl 21, 133 Castlereagh Street, SYDNEY NSW 2000
1300 16 16 37
Blue Mountains: 3/5 Wascoe Street, LEURA NSW 2780
admin@strataexcellence.com.au
JPRW Property Pty Ltd T/A Strata Excellence
Licence No 10054274
ABN 59614981207
CERTIFICATION OF PROGRESS CLAIMS
PROJECT 14 GRAYLIND CRES, COLLAROY
CLIENT
STRATA NO 5187
PROGRESS CLAIM NO
Final
ITEM
CONTACT SUM TOTAL CLAIM
PREVIOUS CLAIM
$30,652.00
30,652.00
30,652.00
$45,978.00
45,978.00
45,978.00
$30,652.00
30,652.00
30,652.00
$30,652.00
30,652.00
30,652.00
$91,959.00
91,959.00
91,959.00
$45,978.00
45,978.00
45,978.00
$30,652.00
30,652.00
1
2
3
4
5
6
7
1
2
3
4
DESCRIPTION
Depoosit
Scaffold
Balustrade Removal
Spalling Complete
Glass Delivery
Glass Install
Paint & Remove Scaffold
TOTAL
VARIATIONS
Home Owners Insurance
SIKA joints at balconies
Paint sills
Paint clolour change
TOTAL
GST
HOW
Certified
J S Fiinlay
$306,523.00
$306,523.00
$275,871.00
$2,709.00
$1,500.00
$400.00
$200.00
$2,709.00
$1,500.00
$400.00
$200.00
$311,332.00
$2,709.00
$30,862.30
$229.01
Conditions to be aware of
1 Scaffold 8 weeks hire included in lump sum
Rate
$270 per day
2 The above contract sum is inclusive of GST
3 Quantity of spoiling may cause a variation
$278,580.00
THIS CLAIM
0.00
0.00
0.00
0.00
0.00
0.00
30,652.00
$30,652.00
$0.00
$1,500.00
$400.00
$200.00
$32,752.00