[email protected] · 2018. 3. 24. · ECM 31.10.2013, ia: update on CA projects & maintenance...

©2018 StrataSellFast - ABN 33149146029, PO Box 118 Vaucluse 2030 www.StrataSellFast.com.au

Phone (02) 90373235

[email protected]

TO WHOM IT MAY CONCERN 22 MAR 2018

Re: Strata Plan: SP60590 8B/2,6&8 Gasworks Road,

Wollstonecraft Lot: 28

This report has been prepared at the vendor or the selling agent’s request and can be

used only as an information tool. Queries regarding this report from a prospective

purchaser will only be addressed if the report has been purchased and downloaded

from our website.

https://www.stratasellfast.com.au/?p=7417

The records of a strata scheme can be inspected by anyone, in some cases on the

provision of an “authority to inspect" that some holders of strata records can demand, as

specified in the Strata Schemes Management Act 1996.

Records can be maintained by professional strata managers and internally-managed

schemes in various ways - some in hard copy, some electronically, some a mixture of

both and in some internally-managed schemes in no particular fashion.

Any inspector, whether acting for a buyer, Mortgagee or the vendor is presented with

the same set of records, no matter how they are maintained and no matter what they

contain. Each inspector presents their report based on the details provided and sighted,

set out in their own individual fashion but always based on the same material.

No opinions are provided nor advise given - only the presented facts are supplied.

It is neither professional nor in any one’s interest to deliberately exclude material

affecting the strata scheme no matter how "damaging" it may appear to be. Full

disclosure is and always has been the best business practice.

TSRS Pty Ltd was the first strata inspection company established in NSW in 1975 when

the NSW Law Society's Conveyancing Committee commissioned it to determine the

feasibility of a strata report. TSRS has produced a huge volume of such reports since

that time and stands by its record of accuracy, promptness and excellence.

Please refer to the "Disclaimer" notice on the last page of the report.

Sincerely

StrataSellFast

VENDOR'S COPY TO BE USED ONLY AS AN INFORMATION TOOL – ©2018 TSRS

Trachtenberg Strata Reporting Services P O Box 118 VAUCLUSE 2030

STRATA RECORDS INSPECTORS

[email protected]

Telephone (02) 9037 3235 Facsimile (02) 8318 0549

Lot 28 SP60590

TSRS - ABN 33149 146 029 21/03/2018 …1… dm

21 March 2018 A report on the inspection of the records of Strata Plan 60590, known as "Wondakiah - Stage 3" situated at 2,6&8 Gasworks Road, Wollstonecraft, specifically in relation to Lot 28, Unit 8D . Our most lengthy inspection of these records took place at the office of the managing agents, Dynamic Property Services, Level 25, 66 Goulburn Street, Sydney, 9267 6334, where the manager for this scheme appears to be Mark Bentley. Managers are not available to speak with inspectors. SP60590 appears to be part of a Community Association (CA) to which it pays levies for shared costs. Our inspection is of SP60590 only; if an inspection of the CA is needed, and if in fact possible & if they exist, a separate instruction and fee would be required. The findings in this report are from the records presented for our inspection; should any matters of a major nature become apparent we shall endeavour to provide a brief outline by way of extracts and/or copies; as major decisions are traditionally recorded in minutes of meetings, our inspection concentrates on the minutes presented; any scanned documents attached to this report should be classed as being an integral part of our report and must be read by the recipient. As to legal matters, CTTT notices, affidavits, correspondence, if any etc; these were not examined; we state that we are not lawyers and have not sought to determine the exact significance or current status of any legal matters. As to structural matters we state we are not engineers and not qualified to interpret engineering reports or comment on structural issues. Regarding the By-laws, we shall only refer to them briefly and note: • All strata schemes are subject to some form of By-laws; a buyer’s legal representative should

inform the buyer of their contents/implications • Any changes/additions to the standard By-laws can only occur at a general meeting and must be

formally registered on the common property title within a defined/specific period of time • Such registered changes/additions are also traditionally inserted in a contract for sale of any lot in

the scheme together with a copy of the common property title, enabling a buyer’s legal representative to explain their significance.

STRATA ROLL – Lot 28, Unit 8D: • Unit entitlements 1,782 from an aggregate of 100,000 • Current Owner/s F & C GRACE trading as F&C GRACE TRUST 21 Beach Street, Tennyson Point NSW 2111 • Confirm these and other details with an independent title search. REGULAR MAINTENANCE CONTRIBUTIONS, Lot 28, Unit 8D: we are advised, paid quarterly: • Administrative Fund (A/F) • Capital Works Fund (CWF) formerly Sinking Fund

$2,601.78 $1,369.96

• If any arrears remain outstanding at settlement, these should be adjusted in favour of the purchaser and/or the strata plan




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Lot 28 SP60590

TSRS - ABN 33149 146 029 21/03/2018 …2… dm

• Prior to the purchase of a strata unit or following the exchange of contracts the prospective buyer may apply to the vendor for a Sec. 184 Certificate which, amongst other information, will confirm all current levies payable and any arrears, as well as details regarding a Capital Works Forecast.

CURRENT FINANCIAL POSITION of this scheme, we are advised, as at 20.03.2018: • Admin. Fund (A/F) • Capital Works Fund (CWF) • Total

$ 31,504.23 $227,084.76 $258,588.99

• We do not conduct financial audits; we attach the financials for the following periods: o Balance Sheet as at 20.03.2018 o Financial statement for 01.07.2014 to 30.06.2015 o Financial statement for 01.07.2015 to 30.06.2016 o Financial statement for 01.07.2016 to 30.06.2017 o Financial statement for 01.07.2017 to 20.03.2018.

DOCUMENTS SIGHTED: not examined as fresh/recent copies should be included in a contract for sale: • A copy of Common Property Title • A copy of the Strata Plan registered 30.06.1999 • Community Management Statement for “Wondakiah” CURRENT INSURANCE PARTICULARS: • CHU on behalf of QBE Insurance, policy number – HU0014981, due date – 01.10.2018 • Building cover $94,805.000.00 • See attached certificates of currency for a list of all the covers • A Sec.184 Certificate, amongst other information, should also confirm all current insurance

details. VALUATION FOR INSURANCE PURPOSES: • We sighted a valuation dated July 2017, made by Brett Nelson recommending a building cover of

$94,805,000.00. INSURANCE CLAIMS HISTORY: • We sighted no formal, written, chronological list of claims.

MINUTES OF MEETINGS - summaries from these and financial statements: From minutes of meetings and financial statements we shall only extract major items. It may be cumbersome/laborious to read all the attachments but for the sake of gaining knowledge about a building’s history, it is recommended that especially the minutes of meetings be read as they are chronological and, in most cases, should disclose the progress of various issues We commenced our reading from an Annual General Meeting (AGM) and Executive Committee Meeting (ECM) held on 06.08.2013 and read every meeting held since then to 06.03.2018 (provided they were made available), having either extracted important information or provided a copy for the sake of clarity.




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Lot 28 SP60590

TSRS - ABN 33149 146 029 21/03/2018 …3… dm

AGM/ECM 06.08.2013, copies attached, inter alia (ia) - adopted a budget to accrue per annum (pa) + GST – A/F $493,977.00, S/F $253,500.00, appointed Building Manager, re-appointment of Dynamic Property Services, special resolution re grant of licenses for storage & parking, appointed Community Association Representative, attached is a copy of the Motions Paper, to be read in conjunction with the minutes, attached is a copy of the Chairman’s address, Budget commentary, proposed Budget & quarterly contribution schedule, which were included with the Notice for the meeting ECM 22.08.2013, ia – Stage 3 defects program – at this stage, Stage 3 awaits conclusion of BIGCorp’s view of the tender scoping & pricing that was submitted to it as a basis of Stage 3’s HOW claim. An informal meeting AE&D & committee will also be organised in September 2013 ECM 31.10.2013, ia: - update on CA projects & maintenance reports, maintenance representative advised meeting that replacement of cooling towers for stage 3 have been factored into the sinking fund forecast for this financial year Copies attached - ECM 28.11.2013, ECM 16.12.2013, ECM 30.01.2014, ECM 27.02.2014, ECM 27.03.2014, ECM 16.05.2014 Filed next we found the following (copies attached): • Letter dated 20.03.2014 from SICorp re requests to amend claim • Deed of Assignment & Release, dated 2014 • Alternative Works Methodologies Budget Assessment by Diagnostech – includes tender analysis schedules; Stage 3 preliminary cashflow forecast EGM/ECM 17.06.2014, copy attached, ia – accepted Deed of Assignment & Release, appoint Remedial Building Services Australia, Diagnostech to draft the building contract in the sum of $6,321,575.73 +GST with second separable portion in the sum of $566,857.27 + GST, etc. Filed next we found a report, dated 25.03.14 by Diagnostech re Rectification Project Costs – copy attached ECM 22.07.2014 – copy attached Income & Expenditure (I&E) statement to 30.06.2014 – copy attached Filed next we found Chairman’s Address – copy attached AGM/ECM 12.08.2014 – copies attached In 2016 Dynamic moved offices and now only keep the last 2 minute books at their Goulburn Street, Sydney offices. The minutes reported above were from a previous inspection we undertook on SP60590 in August 2014. We have resumed the minutes from the first minutes now provided being an EGM held on 18.07.2016




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Lot 28 SP60590

TSRS - ABN 33149 146 029 21/03/2018 …4… dm

I&E to 30.06.2015 – copy attached – includes S/F - defect rectification $2,469,464.44 (unspecified – U), replacements general $308,586.31 (U), consultants $256,378.26 (U) I&E to 30.06.2016 – copy attached – includes S/F – defects rectification $2,840,265.62 (U), replacements general $564,256.13 (U), consultants $237,264.86 (U) EGM 18.07.2016, ia – specially resolved By-Laws 13 and 14 (check if formally registered) AGM/ECM 17.08.2016 (copies attached), ia – adopted a budget + GST of A/F $567,000.00, S/F $196,653.56 ECM 08.10.2016, ia – no updates on remediation project ECM 17.11.2016, ia – noted remediation project is proceeding on schedule with all the work except for the driveway to be finished by Christmas ECM 06.02.2017 (copy attached), ia – note ongoing maintenance ECM 08.03.2017, ia – all interior remediation now completed ECM 04.04.2017, ia – resolved to re-appoint Dynamic as manager ECM 09.05.2017, ia – works have now commenced on Hoya garden 7 ECM 15.06.2017, ia – to consider LED lighting upgrade I&E to 30.06.2017 – copy attached – includes CWF – replacements general $455,865.82 (U), landscaping $99,689.84 ECM 24.07.2017, ia – noted that the contract variation on the remediation project were $995,148.41 and the final contract sum was $8,572,421.41; it was resolved to obtain further quotes for the sprinklers ECM 29.08.2017, ia – resolved to re-appoint Dynamic as the manager AGM/ECM 19.09.2017 – copies attached – includes adopting a budget of A/F $603,614.04, CWF $275,000.00 EGM 25.10.2017, ia – specially resolved a By-Law 23 to cover lot 24 works (? registered EGM 05.12.2017, ia – resolved to appoint Building Facilities Management as building manager ECM 06.03.2018 – copy attached. No further minutes appeared in the in the minute book. From the minutes read we can report of no other situations that may be of concern to an intending purchaser.




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Lot 28 SP60590

TSRS - ABN 33149 146 029 21/03/2018 …5… dm

FURTHER OBSERVATIONS - from the records: • At any of our inspections we are never certain that all records are provided for inspection • We note that the documentation for this scheme is enormous. The bulk and main focus of our

report has been on the minutes of meetings. We could only briefly inspect large folders comprising the correspondence, contracts & various other building issues. We therefore have placed reliance on the minutes & extracts/copies thereof for accuracy & to alert the reader to any major situations at the scheme. Should a more thorough investigation of the correspondence & other files be required a separate instruction & fee negotiation would be required

• Fire safety – (Annual Fire Safety Statement (AFSS): o we sighted a compliance statement dated 11.09.2017, copy attached – we note

several items require rectification o fire safety may be within the province of duties of the BMC and an AFSS may be on

display at the scheme o the records provided did not seem to allude to or list or identify which units may

have installed the mandatory smoke/fire detectors o we could not determine the scheme’s current status with regard to fire safety

issues/compliance and note an independent enquiry with the local council may be prudent

• Notices or orders – no reference to unsatisfied or current sighted • Structural issues – if any – strictly as per minutes of meetings & financial statements

read/attached; o We note the following: o Many of such records are also apparently held by the Estate Manager o Apparently a defects claim was submitted to the Builders Insurers Guarantee Corporation

(BIGCorp) (appointed by the NSW Govt to deal with HIH Claims), now perhaps known as Self Insurance Corporation (SICorp). It appears that the claim has been ongoing for over 12-14 years. Minutes of meetings give updates regarding the progress of the claim that appears to be principally being driven by the Executive Committee. Several reports on the building apparently exist, although we only sighted some of them; none were copied due to size as their inclusion would render the sending of our report electronically almost impossible

o Multiplex may have been the builder and Acumen Consulting may have been contracted by the Home Owners Warranty insurer to conduct inspections to produce reports; we did not sight such reports

o Minutes of the Committee Meeting held 30.01.2014 noted that BIGCorp had completed an external & internal review of the claim & that a formal response was due 31.01.2014. Attached are copies of the following (the list may not be exhaustive): A letter dated 06.02.2014 from SICorp noting an offer of $7,550,000.00 in

settlement of the claim Email dated February 2014 from the Agent to the committee regarding a costs

disclosure from JS Mueller & Co to review the Deed from SICorp.




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Lot 28 SP60590

TSRS - ABN 33149 146 029 21/03/2018 …6… dm

Undated letter from the Stage 3 Committee to Owners that refers to the possibility of an EGM to be held to discuss rectification works & proposed settlement

Letter dated 10.02.2014 from Diagnostech being a review of SICorp’s settlement offer along with spread-sheets outlining tender sums

o Note approval of settlement of the claim at EGM 17.06.2014 (copy attached) o We sighted no one specific document such as a spread sheet that may have stated

what defects have been attended to, at whose and what cost and what other defects may still require attention and at what and whose cost; we are not building experts

o Further refer to our extracts &/or copies from minutes of meetings for further information and updates in relation to this matter

o No other formal evidence sighted other than any that may be listed in our extracts /copies from minutes of meetings read/attached

o We re-iterate that we are not engineers or builders and cannot comment on structural matters, we can only follow the minutes of meetings

• Capital/major works contemplated at the time of this inspection – if any – strictly as per the minutes of meetings read/attached & financial statements for ongoing major & maintenance works

• Special levies – if any – strictly as per minutes of meeting read/attached; no special levies appear to be formally contemplated at the time of this inspection; we cannot speculate regarding future special funding requirements

• Changes to the By-laws – an inspection of the Common Property Title &/or scheme’s By-Laws will be definitive

• Keeping of animals – the scheme’s By-Laws will be definitive; a search of the common property title will determine any formal registered additions or changes to this and other By-laws

• Disharmonies amongst the building’s occupants – no apparent major references sighted • Granting of exclusive use to anyone over any part or parts of the Common areas – an inspection

of the Common Property Title &/or scheme’s By-Laws will be definitive • We sighted no evidence of this building’s policy regarding Work Health & Safety • We attach a copy of the summary from an asbestos survey from Solutions In Engineering P/L

dated 04.05.2012; we cannot be certain how recommendations may have been addressed unless disclosed in the minutes read/attached

• Capital Works plan (until recently called a Sinking Fund plan/analysis/report) – we attach a copy of the summary page of one dated 01.08.2016 made by Leary & Partners; we cannot state if a later one was produced and note that we cannot be certain how recommendations may or may not be utilised in the formulation of the budget/s unless specifically referred to in the minutes; in the recent past it was understood that such a plan was compulsory to be prepared but it appeared not to be compulsory to follow the recommendations; anecdotally we had been advised by various strata managers that such documents were/are utilised as an “advisory” document only when formulating budgets

• We have not examined the documents to identify or list service contracts and/or other agreements that may have been entered into by this scheme.

We trust that this report proves to be of benefit to a prospective purchaser.




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Lot 28 SP60590

TSRS - ABN 33149 146 029 21/03/2018 …7… dm

Yours faithfully, TRACHTENBERG STRATA REPORTING SERVICES per D Michelmore. Disclaimer: The report provided by TSRS has been provided for the reader or purchaser of this report only and may only be relied upon by that firm/person, subject to the terms and conditions set out below. 1. Exclusion of liability TSRS and its subsidiaries such as contractors shall not be liable in any way for any direct, indirect or consequential loss, damage or expense (including legal costs) arising in any way out of: (a) the supply of or omission to supply, or delay in supplying, any services including, without limitation, the conduct and supply of strata searches; (b) any negligent conduct or omission of TSRS, including without limitation, any error recorded in any strata search or otherwise in connection with any other services supplied or performed by TSRS: or (c) any implied conditions and warranties which relate to the supply or performance of services by TSRS. 2. Certain liability not excluded Any conditions and/or warranties implied by statute, general law or custom which are applicable to any services performed or provided by TSRS are hereby excluded except any implied condition or warranty the exclusion or limitation of which would contravene any statute (including the Trade Practices Act 1974 (Cth)) or cause any part of this disclaimer to be void (“non-excludable condition”). 3. Limitation of liability The liability of TSRS under any non-excludable condition shall be limited in the absolute discretion of TSRS to: (a) in the case of services, the supply of the relevant services again or payment of the costs of having the relevant services supplied again; and (b) in the case of goods, the repair or replacement of those goods or the payment of the cost of having the goods repaired or replaced. 4. Exclusions extend to agents Every exclusion from or limitation of liability applicable to TSRS extends to every officer, employee or agent of TSRS, and to any contractor engaged by TSRS to perform or provide any services. 5. Exclusion of liability TSRS and its subsidiaries shall not be liable in any way for any direct, indirect or consequential loss, damage or expense (including legal costs) arising in any way out of: (d) the supply of or omission to supply, or delay in supplying, any services including, without limitation, the conduct and supply of strata searches; (e) any negligent conduct or omission of TSRS, including without limitation, any error recorded in any strata search or otherwise in connection with any other services supplied or performed by TSRS: or (f) any implied conditions and warranties which relate to the supply or performance of services by TSRS. 6. Certain liability not excluded Any conditions and/or warranties implied by statute, general law or custom which are applicable to any services performed or provided by TSRS are hereby excluded except any implied condition or warranty the exclusion or limitation of which would contravene any statute (including the Trade Practices Act 1974 (Cth)) or cause any part of this disclaimer to be void (“non-excludable condition”). 7. Limitation of liability The liability of TSRS under any non-excludable condition shall be limited in the absolute discretion of TSRS to: (c) in the case of services, the supply of the relevant services again or payment of the costs of having the relevant services supplied again; and (d) in the case of goods, the repair or replacement of those goods or the payment of the cost of having the goods repaired or replaced. 8. Exclusions extend to agents Every exclusion from or limitation of liability applicable to TSRS extends to every officer, employee or agent of TSRS, and to any contractor engaged by TSRS to perform or provide any services.


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-- ~c-Income & Expendltu re Statement

for the financia I year ~ !!JZJ.-111"1 U:<:lt

f1i1<illll*-"""·"' ~iiUiOUCICJil(i

to 30/06/2014

The OWners- Strata Plan No 60590 Stage 3 - Wondakiah, 2, 6 & S Gas Works Rd, WOLLSTONECRAFT NSW 2005

Adminis1rative Fund Current period Annual budget Previous year

011C7/2013-30.10612014 011071201 :l-30f06/2()14 0110712012-3010612013

Revenue Certificate & Search Fees 704.00 0.00 615.55 Interest on Arrears-Admin 728.06 0.00 778.05 Interest on lnves!ments-Acimin 252.71 0.00 835.89 Interest--Bank 702.99 (!.00 2,455.89 Key Sales 657.27 0.00 0.00 Levies Due (Speciai)-Admin 0.00 0.00 17,500.00 Levies Due--Admin 493,977.00 493,977.00 473,555.10 Miscellaneous lncome--Admin 1,960.00 0.00 2,059.09 Recovery--Legal Fees 50.00 0.00 0.00

Total rovenue 499,032.03 --493,977.00 497,799.57

Less expenses

Admin - Defect Consultant fees 45,000.00 100,000.00 2,750.00

Administration-Audit Fees 620.00 62700 610-00 Administration-Bank-DEFT Process Fees 44.55 48.00 48.19 Administration-Bank-Service Fees 60.00 40.00 38.00

Admtnistration-Honorarium!Misc Fees 0.00 180.00 152.00

Administration-Income Tax 7,392.10 17,152.00 25,618.30 Administration-Lega[ Costs 2,650.46 200.00 92.73 Administration-Professional Services 3,501.82 4,000.00 4,080.00 Administration--Tax Agent Fees 350.00 0.00 0.00 tnsurance- Claims Excess 500.00 1,500.00 1,500.00

Insurance-Premium 57,737.89 55,942.00 53,525.88

Maintenance - Air Conditioning and Ventilation 10.836.00 11.135.00 11,087.00

Maintenance-GooHng Tower 0.00 370.00 363.64

M<lintenance-Flre-lnspection & Testing 8,777.36 5,642.00 9,357.94

Maintenance-Fire-Monitoring 2,199.00 2,332.00 2,199.00

Maintenance-Garage D<:Jors 162.50 627.00 610.00

Maintenance-Garbage Chute/Compactor 2,758.63 4,164.00 3,830.00

Maintenance-Lift$ 24,008.63 23,274.00 23,355.58

Maintenanoe-MA TV 3,120.00 3,600.00 3,240.00

Maintenance-Pest Contror 1,947.24 2,628.00 1,650.24

Maintenance-Security Equipment 0.00 1,930.00 (1,456.00)

Management-Additional Fees- 11,272.05 7,200.00 5,100.23

Management~BAS & Accounting Fee 0.00 0.00 545.46

Management-Certificate Search Fees 704.00 750.00 615.55

Management-Debt Recovery Fee 50.00 100.00 0.00

Management-Management Fee 20,135.40 20,736.00 20,037.64

1f!J0712014 10:39 Wlllan Romero Dynamic Property Servloos Page

~ t,

AGM Notice and Agenda Prepared By the Executive Committee with the assistance of the Strata Manager

Page23


The Owners- Strata Plan No eo590 Stage 3- Wonctakiah, 2, 6 & 8 Gas Works Rd, WOLLSTONECRAFT NSW 2065

Administrative Fund C1.1rrent period Annual budget Previous year

011\17f20t3-30/0!li20H 0110712013-3010612014 01107/2012-30/liS/20 13

Managemant..Printing/Post/Stationery/Bylaws (102.26) 600.00 436.98 Repairs-Air Conditioning 1,600.00 7,000.00 7,308.08 Repairs-Electrical 2,425.00 3,092.00 2,875.00 Repairs-Electrical-Globes 5,550.15 7,800.00 8,415.10 Repairs-Fire-Equipment {76,70) 5,000.00 10,343.28 Repairs-Genera! 9,057.64 17,000.00 16,614.50 Repairs-Locks 0.00 500.00 1,113.50 Repairs-Piumbin g 2,380.00 2,000.00 559.23 Repairs-Security Equipment 1,230.25 2,000.00 1.58518 Services-Cleaning-Carpet 136.36 1,300.00 65.00 Serv[ces-Gieaning-Contraot 29,409.10 29,116.00 28,711.84 Servtoes-Gieaning...Supplies 260.00 300.00 225.00 Services-Cleaning-waste Management {148.18) 1,600.00 1,580.00 Serv!ces-Cleaning-Winclows 3,970.00 3,370.00 0.00 Servtoes-Grounds-Contract 20,351.46 20,358.00 5,049.99 Shared Costs-Community AssOCiation Levy 200,200.00 159,640.00 ~75,648.00

Special levy-Expenses 0.00 0.00 (9,.042.27) Telephone-General 2,224.23 2,136.00 2,137.96 Utilities-Electricity 60,827.97 65,376.00 63,594.82 Utilities-Gas 8,856.37 8,676.00 8,423.17 Utilities-water Use 15,973.00 15,200.00 11,197.00

Total expenses 568,242.02 619,262.00 506,302~74

Surplus/Deficit (69,209.99) (125,285.00) (8,503.17)

Opening baLance 129,325.54 129,325.54 137,828.7'1

Closing balance $60,115.55 $4:_~~·_54 $129,325.54

j 8107/2014 10;40 1!\lllUllll Romero 0y1'1Smlc Ptoperty Ser~~ioes


j

I --~J VENDOR'S COPY TO BE USED ONLY AS AN INFORMATION TOOL – ©2018 TSRS

-

-

The Owners- Strata Plan No 60590

----------------------~- ----

Stage 3- Wondakiah, 2, 6 & 8 Gas Works Rd, WOLLSTONECRAFT NSW 2065

Sinking Fund

Revenue

Interest on Arrears-Sinking Interest on Investments--Sinking Interest-Bank Levies Due--Sinking

Total revenue

Less expenses

Administration-Bank-Service Fees Me intenance-Landscaping ReplacementsJNew-Genera! Shared Costs-community Association Levy

Total expenses

Surplus/Deficit

Opening balance

Closing balance

1BI07/2014 10:.40 WillillllRomero

Current period Annual budget Previous year 01/07l20l 3-lllKJ612014 01107/2013-3010612014 0! 107i2012-30/06.12013

385A5 0.00 265.03 25,430.16 0.00 37,134.61

2,194.37 0.00 1,550.01

253,500.06 253,500.00 253,700.24

281,510.04 .. 253,500.00 292,649.89

/'

0.00 0.00 40.00 140.83 11,622.00 5,042.82

38,189.33 722,670.00 101,678.32 39,800.00 68,210.00 66,552.00

77,930.16 so2 :5ci2:t:Hr- 1 75;313.14'

203,579.88 {549,002.00) ---.. -117,33ff75'

937,412.25 937,412.25 820,075.50

$1,140,992.13 $388,410.25 $937,412.2_5 "' .. ," .. -.-~T-~,-

Pa!)G 3

JM..v



STAGE 3- OWNERS CORPORATION THE OWNERS • STRATA PL.AN 60590 • WONDAKIAH ESTATE· WOLLSTONECRAFT BAY NSW The Executive Committee for 2012/13 wa:s formed at the Annual General Meeting of the Ovmers Corporation, held on 22 August 2012 at 7.00 pm at Admirals Place, Wondakiah Estate. Enquiries regarding this Annual General Meeting should be direc1ed to the Secretary on secretary [email protected]. General enquiries regarding our strata scheme can be directed to the Estate Manager, Mr James Hickson of Building Facilities Management Solutions P/L at the Estate Office on [email protected] or 9954~3986 or to the Strata Manager, Mr Michael Price at Dynamic Property Services P/L on 9263 9948 or [email protected].

Dear Owners,

THE OWNERS- STRATA PLAN 60590 ABN 69 784 629 277

CHAIRMAN'S ADDRESS

The AGM for 2013/14 is almost upon us and I thought it would be worthwhile to provide a short summary of the key issues that your current executive believe are important to the Stage 3 Owners.

1. Ongoing Management And Levies For Stage 3

The increase in levies that this meeting will propose will be 2.8% which is in alignment with the Sydney (All Groups) CPI measurement published by ABS for the 12 months concluding 31 March 2013.

Schedule 4 to this AGM Notice contains all of the budget material and provides a high level summary of the last 12 months and the budget for the year coming.

2. Executive Membership

As you will probably be aware Paul Gatward (Secretary) and myself (Chair and Treasurer) after over 10 years each on the Executive Committee will not be standing for re-election this year.

The smooth and effective running of the Owners Corporation is dependent on the time given by the volunteers on the Executive Committee so I would encourage all owners to consider what they can contribute to the future running of our strata scheme by nominating to join the Executive Committee for 2013/14.

3. Defects Rectification Project

We commenced our defects claim back In 2005. After 8 years, we are now close to a financial settlement with BIGCorp. Without going into detail about what has transpired over the last 12 months {and in that regard, I would recommend you review the Executive Committee minutes where defect rectification developments are covered in detail), It would appear that we are now down to two matters of contention with BIGCorp. Those matters are the installation of external building wall flashing and car park water penetration repairs.

In respect of those items, we have agreed another spedfication for those works with BIGCorp's quantity surveyors I consultants and these modified specifications are currently being repriced by two of the tenders for our defects work. Once the revised pricing is settled, it will be submitted to BIGCorp, and hopefully an offer of settlement will then be made.

Once we receive that offer of settlement, it will be put to the Owners in general meeting for them to accept the settlement or escalate a dispute with BIGCorp.

In Schedule 4, certain funds have been earmarked as having been raised and retained for defects. Despite the retention of those funds, your Executive Committee does not believe these budgeted funds will be sufficient to meet all the required expenditure for the defects


Page 3


·~

STAGE 3- OWNERS CORPORATION THE OWNERS • STRATA PLAN 60590 • WONDAKIAH ESTATE- WOLLSTONECRAFT BAY NSW The Executive Committee for 2012/13 was formed at the Annual General Meeting of the Owners Corporation, heid on 22 August 2012 at 7.00 pm at Admirals Place, Wondakiah Estate. Enquiries regarding this Annual General Meeting should be directed to the Secretary on seer'etarv [email protected]. General enquiries mgarding our strata scheme can be dltected to the Estate Manager, Mr James Hickson of Building Facilities Management Solutions P/l at the Estate Office on [email protected] or 9954-3986 or to the Strata Manager, Mr Michael Price at Dynamic Pm~rty Services P/l on 9263 9948 or [email protected].

project. As previously advised, your Executive Committee anticipate that further monies will need to be raised by way of special levy (or possibly by way of unsecured strata finance) to meet professional services costs (for example, the cost of the project manager I superintendent I daims verifier) and also to meet any potential shortfall between the defects rectification costs identified through the tender process and the settlement offer made by BigCorp,

The raising of these monies and other defects project considerations will be part of an EGM later this year, once BIGCorp makes its settlement offer.

********* The Owners in attendance will be encouraged to ask questions about any matter that concerns them or in respect of which they seek clarification and I, along with the current Executive Committee will endeavour to address your concerns.

Andy Borland • Chairman Stage 3 Owners Corporation [email protected]

r"i ' ~! I)~


Page 4


Schedule 7 Notice of the AGM for The Owners - Strata Plan 60590

to be held on Wednesday 22 August 2012

Exterior Painting Concept

Dear Resident,

As part of the defects rectification works, the buildings in Stage 3 will be repainted. Some owners have approached the Executive Committee requesting the colour scheme of the buildings be reviewed and provided details of a colour consultant with experience In providing colour advice on developments such as Wondaklah. The Executive Committee engaged the colour consultant to provide advice on the colour scheme, the type of paint and finishes to be applied when repainting the buildings as part of the defects rectification project, as well as document the existing external and Internal colour scheme applied to the various parts of the buildings In Stage 3.

This proposal sets out:

1. Impressions of Justicla, Hoya and Kunzea with the colour consultants proposed colour option' and

2. A summary of comments from the colour consultant.

The colour consultant was asked to consider:

1. The surrounding environment 2. The colour schemes of Stages 1 & 2 3. That any proposed external colours must be sympathetic with the current

Internal colour scheme of Stage 3 buildings

The colour consultant has endeavoured to:

1. Unify all three buildings in Stage 3 through the use of colour 2. Reduce the complexity of the cunrent external colour schemes 3. Identify the equivalent replacement colours for discontinued colours used In

the original colour scheme.

The colour scheme will be put to a vote at the AGM and requires a majority vote at the AGM to adopt the alternate option that has been presented.

The executive committee supports updating the colour scheme to the proposed colour scheme.

Comments from the Executive Committee:

• The proposed colour scheme Is a subtle change to the existing scheme • The proposed colour scheme would unify Hoya, Kunzea and Justlcia • Replacing Dulux Lama with Tuscan Sun at the visitor car park entrance to

Justlcla and Hoya will Improve the appearance from the visitor car park entrances

• Internal colours remain unchanged by this proposal

Summary of changes outlined In the colour matrix:

The details of the colour changes are provided in the colour matrix which has been left In the Estate Office for viewing and Is reproduced on the last page of this schedule. In summary, however:


Poge 51


Changes to Justicia:

o The changes from the current and proposed colour scheme were not visible in the photographic images so there is only the proposed image to demonstrate the colour and changes that will be visible from the visitor car park entrance

o Front entrance colours change. o Balustrades and pergolas change colour. o Sofit and eve colours are lighter o County cork Is removed in the proposed colour scheme. o Ginger Root is a deleted Dulux colour that has been replaced by Tuscan Sun.

They are the same colour.

Changes to Hoya:

o Wall and frame colours change to be the same as the wall and frame colours currently in the Justlcia colour scheme

o Sofit and eve colour sago will improve light levels. o Front entrance colours change. o Balustrades and pergolas change colour.

Changes to Kunzea:

o Upper and lower wall colours change o Sofit colours change o Pergola colour changes o Metal railings and posts change colour o Gables change colour o Barge boards change colour o Guttering changes colour

Comments from the colour consultant on the proposed colour scheme:

Hoya: Shows an upgrade of the colours to overcome the UV and soilage now fading and flattening colours over time. Adding a lighter colour to the soffits and eaves gives more effective light levels Into the apartment interiors. Deepening the colours gives the building fa<;ade and architectural panelling a sharper and more appealing contrast.

Kunzea: Shows an upgrade of the colours to overcome the UV and soilage now fading and flattening colours by the month also adding the upgrade of the colour to the garden wall to hide soilage, etc. Using Colorbond Ironstone to the metal accents gives the entire complex a strong contrasting harmony. And flowing the base colour around the whole complex gives a more empowered and united appearance.

Justicia: An upgrade of the colours will overcome the UV and soilage now fading and flattening colours over time. All building entrances need a stronger and unifying image. By taking out the mismatched pink panels and repainting with the existing deeper toned colour, gives the entrance a more striking and prominent appearance.


Page63


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STAGE 3 .. OWNERS CORPORATION THE OWNERS. STRATA PLAN 60590 • WONDAKIAH ESTATE· WOLLSTONECRAFT BAY NSW

The Executive Committee for 201312014 was formed at the Annual General Meeting of the Owners Corporation, held on August 6"' 2013 at 7.11 pm at Admirals Place, Wondakiah Estate. Enquiries regarding this Annual General Meeting should be directed to the Secretary on [email protected]. General enquiries regarding our strata scheme can be directed to the Estate Manager, Mr James Hickson of Building Facilities Management Solutions PILat the Estate Office on [email protected] or 9954-3986 or to the Strata Manager, Michael Price at Dynamic Property Services PILon 9263 9948 or [email protected].

MINUTES OF THE EXECUTIVE COMMITTEE MEETING OF

THE OWNERS- STRATA PLAN 60590

HELD IN ADMIRALS PLACE, WONDAKIAH ESTATE, 12 GAS WORKS ROAD, WOLLSTONECRAFT

ON THURSDAY 28 NOVEMBER 2013 AT 7.00PM

PRESENT:

APOLOGIES:

IN ATTENDANCE:

1. CONFIRMATION OF MINUTES:

P Barry (Chairperson) K Knappett

C Douglas M Allsop

P Jones (Lot 1) M Price (Dynamic Property Services)

Confirmation of Minutes: RESOLVED that the minutes of the previous Executive Committee Meeting held on 31 October 2013 be confirmed as a true and correct record of that meeting.

2.TREASURER'S REPORT:

Treasurers Report October 2013:

~ Yl 0V.~~L~ .. ~

It was noted the financials for the period ending 31 October 2013 were tabled.

Improved financial position of approximately $100,000.

We received $130,000 in revenue and spent approximately $46,000 in expenses then there was a reversal of $13,000 for insurance, which gives us a surplus of $151,000 as at 31 October 2013.

Page 1 of3


MINUTES OF EXECUTIVE COMMITTEE MEETING OF THE OWNERS- STRATA PLAN 60590 HELD AT ADMIRALS PLACE, WONDAKIAH ESTATE ON THURSDAY 28 NOVEMBER 2013 AT 7.00PM

3. MAJOR MAINTENANCE ITEMS:

(a) Update on Stage 3 Maintenance Projects and Maintenance Report:

(b) Update on CA Projects and Maintenance Report:

4. PROGRESS REPORT ON STAGE 3 'PROJECTS' PLANNED/UNDERWAY/ COMPLETED IN LAST MONTH:

Stage 3 Defects Program:

5. OWNERS CONSENTS/ ENFORCEMENT OF BYLAWS/ RESIDENTS INSURANCE CLAIMS:

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An update on major items in the maintenance report was provided as follows:

Various Car Park Leaks: Various car park leaks continue to show themselves in the wet weather. These are covered in the remediation specification lodged with BigCorp.

Stage 3 Gardens: The recommendation for new planting across the front of Hoya will be deferred due to the imminent remediation, which will involve scaffolding that is likely to destroy portions of the garden.

The Waterfall project has been delayed due to weather of late. There is some additional work required to clear or re-lay drainage lines found to be blocked. The project will not be completed prior to Christmas, although they expect all rendering and painting should be finalised by then. Final commissioning of the waterfall is expected mid-January 2014. The project is forecast to be delivered within contingency allowances.

The function room T & C proposal will be supported by Stage 1.

It was noted that BigCorp are awaiting a response from they're quantity surveyor in relation to the claim submitted on behalf of the Owners Corporation.

Lot 63 - Fridge on Balcony:

Page 2of3


MINUTES OF EXECUTIVE COMMITTEE MEETING OF THE OWNERS- STRATA PLAN 60590 HELD AT ADMIRALS PLACE, WONDAKIAH ESTATE ON THURSDAY 28 NOVEMBER 2013 AT 7.00PM

6. COMMUNITY ASSOCIATION ITEMS:

7. General Business:

(a) Correspondence:

(b) Other Business:

8. NEXT MEETING:

It was noted that the occupants of lot 63 continue to store a large fridge on their balcony despite being issued numerous letters and a Notice to Comply from the Managing Agent requesting its removal.

The Managing Agent was instructed to lodge an application with the Consumer, Trader and Tenancy Tribunal for a pecuniary penalty (fine) to be issued against the owners of unit SD Hoyer for continual breaches of By-Law 17 - Appearance of Lot.

The Managing Agent will also draft a notice to all residents outline the permissible items that can be stored on apartment balconies. Once the draft letter has been approved by the secretary, security will be instructed to place the notice under each apartment door.

Resolved that the Executive Committee ratified instructions to the Community Association Representative provided informally by the majority of the committee for October/November 2013 in respect of the Community Association Executive Committee business.

Resolved that the Executive Committee provides instructions to the Community Association Representative in relation to decisions to be made at the Community Association meeting scheduled for Wednesday 4 December 2013.

The Managing Agent was instructed to provide the details of Clare Douglas and Kirsten Knappett to Monk e Media for inclusion on the website.

The Executive Committee re-iterated the need to have the minutes of meetings finalised and circulated to all owners within the agreed time frames.

The cleaning of the entrance foyers for the sum of $1,200 will be discussed with Clare Douglas for confirmation that this work can be funded in the current year's budget.

RESOLVED that the next Executive Committee Meeting be held on Monday 16 December 2013 commencing at 7:00pm.

There being no further business the Chairperson declared the meeting closed at 7.43pm.

Certified as a true and complete record:

Date: ______________ _ (Chairperson)

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-

-

STAG 3- OWNERS CORPORATION THE OWNERS- STRATA PLAN 60590 - WONDAKIAH ESTATE· WOLLSTONECRAFT BAY NSW

The Executive Committee for 2013/2014 was formed at the Annual General Meeting of the Owners Corporation, held on August 6'" 2013 at 7.11 pm at Admirals Place, Wondakiah Estate. Enquiries regarding this Annual General Meeting should be directed to the Secretary on [email protected]. General enquiries regarding our strata scheme can be directed to the Estate Manager, Mr James Hickson of Building Facilities Management Solutions PILat the Estate Office on [email protected] or 9954-3986 or to the Strata Manager, Michael Price at Dynamic Property Services P/L on 9263 9948 or [email protected].




ON THURSDAY 16 DECEMBER 2013 AT 7.12PM

PRESENT:

APOLOGIES:

IN ATTENDANCE:


P Barry (Chairperson) K Knappett C Douglas

M Allsop

M Price (Dynamic Property Services)

Confirmation of Minutes: RESOLVED that the minutes of the previous Executive Committee Meeting held on 28 November 2013 be confirmed as a true and correct record of that meeting.


Treasurers Report November 2013: It was noted the financials for the period ending October/November

2013 were tabled.

It was noted that the closing balance as at 30 November 2013 was $118,000.

It was noted that $23,000.00 has been spent on consulting costs during the current financial year with a large portion of this expense relating to work competed in the previous financial year. Future Diagnostech invoices should include details of services rendered.

The Managing Agent will request a detailed break-up of the most recent $4,000 invoice from Diagnostech.

Page 1 of3


I

-

MINUTES OF EXECUTIVE COMMITTEE MEETING OF THE OWNERS- STRATA PLAN 60590 HELD AT ADMIRALS PLACE, WONDAKIAH ESTATE ON THURSDAY 16 DECEMBER 2013 AT 7.12PM

3. ONGOING MAINTENANCE:




Lower Lagoon And Main Waterfall Rectification:

5. PROGRESS REPORT ON STAGE 3 'PROJECTS' PLANNED/UNDERWAY/ COMPLETED IN LAST

The Estate Manager will be instructed to carry-out visual inspections (condition report) of all stage 3 common areas on a monthly basis. The Chairman will work with the Estate Office to prepare an appropriate report spreadsheet for the monthly inspections.

It was noted that there was no additional matters to be reported since the last meeting.

It was noted that there was no additional updates to be provided since the last meeting.

- MONTH:

(a) Stage 3 Defects Program:


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No update was available as the claim is still in the hands of BigCorp.

Lot 63- Fridge on Balcony An application has been lodged with the Consumer, Trader and Tenancy Tribunal requesting fines to be issued against the occupants of Lot 63.

The Managing Agent will provide a letter to all residents reminding them of the items permitted to be kept on balconies.

lf:!

Page 2of3


STAGE 3- OWNERS CORPORATION THE OWNERS· STRATA PLAN 60590 - WONDAKIAH ESTATE· WOLLSTONECRAFT BAY NSW

The Executive Committee for 201312014 was formed at the Annual General Meeting of the Owners Corporation, held on August 6th 2013 at 7.11 pm at Admirals Place, Wondakiah Estate. Enquiries regarding this Annual General Meeting should be directed to the Secretary on [email protected]. General enquiries regarding our strata scheme can be directed to the Estate Manager, Mr James Hickson of Building Facilities Management Solutions P/L at the Estate Office on [email protected] or 9954-3986 or to the Strata Manager, Michael Price at Dynamic Property Services P/L on 9263 9948 or [email protected].




ON THURSDAY 30 JANUARY 2014 AT 7.07PM

PRESENT:

APOLOGIES:

IN ATTENDANCE:


P Barry (Chairperson) M Allsop K Knappett C Douglas

Nil

A Smith (lD Justica) M Price (Dynamic Property Services)

Confirmation of Minutes: RESOLVED that the minutes of the previous Executive Committee Meeting held on 16 December 2013 be confirmed as a true and correct record of that meeting.


Treasurers Report December 2013:

r,~, ~ t J Dynamic ~ ~~.-r.S.:o.--...:e::

It was noted the financials for the period ending December 2013 were tabled.

The cleaning of the tiles at the entrance to each foyer was approved.

The Executive Committee approved the removal of drummy render and the treatment of the affected areas with a waterproofing product to prevent water ingress in areas where render is removed. The render will be reinstated as part of the defect rectification works.

Page 1 of5


MINUTES OF EXECUTIVE COMMITTEE MEETING OF THE OWNERS- STRATA PLAN 60590 HELD AT ADMIRALS PLACE, WONDAKIAH ESTATE ON THURSDAY 30 JANUARY 2014 AT 7.07PM

3. INVOICE PAYMENTS:


t~· ! ·,:

The cleaning of all exterior windows was approved. Payment is pending advice from the Estate Manager on the detail of the last cleaning remittance.

The Executive Committee discussed the late payment of invoices with the Managing Agent and it was agreed by the parties that a meeting be organised with James Hickson the Estate Manager, Clare Douglas as Treasurer and Michael Price as Managing Agent one morning convenient to all parties to discuss the invoice approval and payment procedures.

A further report regarding invoice payments will be provided at the next Executive Committee Meeting.

Resolved that the Executive Committee considers any ongoing maintenance issues/contracts that may be required with the following actions noted:

Security Locks: The Executive Committee discussed the installation of security locks on all letterboxes due to mail theft over the Christmas period.

The Facilities Manager will obtain a quotation and circulate it to all Executive Committee Members for approval via email.

Aqua Trip Valves: It was noted that the Estate Office is obtaining an installation proposal for Aqua Trip valves to be installed on all hot water tanks within apartments to reduce the possibility of severe water leaks due to water heater failures. This proposal will be tabled at the next Executive Committee Meeting.

All lot owners are encouraged to replace the "anode" within their hot water systems to minimise the corrosion within their hot water tanks. This will prolong the life of the tanks for a further 5 to 10 years and reduce the chance of a major hot water heater failure within apartments ..

Cooling Towers: The Executive Committee agreed to appoint a mechanical and air conditioning engineer to review the cooling tower system and to establish ways of improving efficiencies of the system as part of the impending replacement.

It was noted that the replacement cost for the cooling towers is estimated at $200,000.

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Main Waterfall Rectification:



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Security Access: The Executive Committee instructed the Managing Agent to provide instructions to the Facilities Manager to restore security access to all Executive Committee Members so that they could access all areas of common property throughout Stage 3.

It was noted that the installation of Aqua Trip Valves and replacement of the cooling towers are currently under investigation by the Facilities Manager.

It was noted that the undercoating for the waterfall is underway at present. An issue has been identified with regards to the installation of stainless steel tubs due the high chlorine levels within the water of the waterfall.

These high chlorine levels have resulted in a revision of the scope of works prepared by Diagnostech and estimates based on the new scope will be provided by Diagnostech. The estimated completion date for the project remains as the end of February 2014.

The meeting was also advised that the lower lagoon has some algae problems at present, which is currently being treated.

The Executive Committee has been pursuing a response from ~igCorp over the past two months.

Recent advice is that Bigcorp has completed an external and internal review the claim and that a formal response is eminent, possibly by the close of business Friday, 31 January 2014. Advice has been

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I



8. FIRE REMEDIATION SOLUTION:



(a) Correspondence:

(b) Other Business:

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received post the meeting and separate letter will be forwarded to owners W/C 9/2

It was noted that once a settlement offer has been received from BigCorp the Owners Corporation will engage a lawyer to review the contract prior to tabling to all owners for their consideration.

Items on Balconies A general notice has been approved by the Secretary advising all owners the items that are permitted to be kept of balconies and will be provided to the Estate Manager for circulation to all residents.

The Executive Committee discussed the fire remediation solutions.

The Executive Committee unanimously resolved to appoint Peter Barry as the authorised representative of the Owners Corporation to liaise with the fire consultant to finalise the fire solution for both buildings with a view to have both buildings compliant to 25.2 metres.

Resolved that the Executive Committee ratified instructions to the Community Association Representative provided informally by the majority of the committee for January 2014 in respect of the Community Association Executive Committee business.

Resolved that the Executive Committee provides instructions to the Community Association Representative in relation to decisions to be made at the Community Association meeting scheduled for Wednesday 5 February 2014.

Email Communication: An email from Penelope Brown regarding the building defects was tabled and discussed.

Colour Scheme: The Executive Committee discussed the possible changes to the, colour scheme of Stage 2 and will seek clarification from the Executive Committee of stage 2 regarding their intentions.

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11. NEXT MEETING:

Facilities Manager: The Executive Committee agreed that it would be beneficial for James Hickson, the Facilities Manager to attend future meetings, particularly given the defect works that will be commencing in the near future.

Resolved that the next Executive Committee Meeting be held on Thursday 27 March 2014 commencing at 7:00pm.

The Executive Committee also agreed to the following meeting schedule:

• Tuesday 15 April 2014 • Thursday 29 May 2014 • Thursday 26 June 2014



Date: _____________ _ (Chairperson)

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DIAGNOS I ECH ~{ r • ( f, t < ·}! () 1] i~ {I; j t} I ( 1 ()

10/2/2014 Project Ref: 626.201009

Letter No: 17613

Attention: The Owners - Strata Plan 60590 C/- Executive Committee

Via email

Dear Committee Members,

RE: 2-8 GASWORKS ROAD, WAVERTON- STAGE 3 CLAIM REVIEW OF SICORP SETTLEMENT OFFER

Further to the letter from SICorp (previously BIGCorp) received and forwarded to you on 61h

February 2013, we herein provide a brief summary of the developments that has led to the settlement offer and also a reconciliation of costs to contextualise the values derived and proposed by SICorp in their settlement offer.

A chronology of events is summarised in the table below. Note the summary is very simplified however should provide an understanding of the main events that have occurred to date.

Summary of Events

Event Date Description

Prior May 2010 Defects established and claim submitted circa 2002; series of consultant reports commissioned in order to assess I quantify nature and extent of the defects.

May 2010 Diagnostech engaged by the Owners' Corporation to review existing documentation in relation to the claim and provide detailed works specifications and consultancy services throughout the claim process.

Note at this point in time the Office of Public Works had developed their own inadequate Scope of Works along with the development of several other consultant reports.

2010-2011 Diagnostech reconciled the defects between all the existing reports to develop a comprehensive list of defects as agreed to by BIGCorp. A series of site investigations were carried out to enable determination and reconciliation of agreed 'defect items' for inclusion in the specification(s) as the basis for the tender process.

Development of Diagnostech's Building and Fabric Rectification Works Specification and AE&D Fire's Rectification Works Specification.

First half 2012 Tender Process carried out to obtain market-price values for rectification works.

13/07/12 First submission to BIGCorp.

21/11/12 Response from BIGCorp- several items in dispute- Diagnostech instructed to

Diagnostech Pty Ltd Building and Property Consultants JAS-ANZ Syclney L eve/ 5. 55 Chandos Street. S/ Leonarcfs. NSW 2065 P 161 (2! 9906 311() F '61 !2)9906 4115

Website: www.diaynostech c:ornau

Sunshine Coast PO Box 232. Buclclina OLD 4oio P 4 61(!!543!6212r •61(2199064115

APPROVED COMPANY

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resolve with BIGCorp's Expert Representatives.

November 2012- March On-site meetings and discussions had between Diagnostech and BIGCorp's

2013 Experts.

Late March 2013 BIGCorp engaged Experts to develop "Alternative Works Specifications' for some of the disputed items -these were reviewed andre-tendered by Diagnostech.

It should be noted that the original items of dispute by BIGCorp's experts included the following: - Car park waterproofing (spec item 3.6.11) - Full Painting to fa9ade (item 3.5.11) - Application of fa9ade coating [membrane system] (item 3.6.4.2.1) - Corroded Brick Ties (item 3.6.5) - Balustrade replacement (item 3.6.8) - Cavity flashing replacement (item 3.6.4.4) - Water Penetration into SOU Internal Spaces (item 3.6.9) - De-bonded wall linings to internal common areas (item 3.6.12)

Following on-site meetings I discussions with BIGCorp's Experts, the items included in their 'Alternative Works Specifications' only included: - Car park waterproofing (item 3.6.11) - Cavity flashing replacement (item 3.6.4.4)

Note the final settlement offer from BIG Corp does not include deductions or reduced valuations for E!1lC of the above items that were originally in dispute.

June- September 2013 Diagnostech carried out the re-tendering process including the preparation of detailed schedules of works for the car parking areas (to ensure an exhaustive specification encapsulating the maximum extent of works based on the 'Alternative Works Specifications').

Revised tender submissions were obtained from two tenderers and the review I clarification process was carried out.

October 2013 Second submission to BIG Corp including revised tender submission incorporating the "accepted" 'Alternative Works Methodologies'. Within the submission Diagnostech highlighted the risks and ongoing liabilities associated with the alternative scopes of work.

February 2014 Receipt of SICorp's proposed settlement offer.

Reconciliation of Costs

With reference to the latest correspondence from SICorp (previously BIGCorp), we note the following clarifications in relation to their proposed offer:

1. The statement "the original tender submission of Remedial Building Services exclusive of GST forms the basis of the offer" indicates that the revised scopes of works prescribed in the 'Alternative Works Specifications' by BIGCorps Experts and the 2nd round of tender submissions received were not considered when determining the settlement figure. The settlement offer is based on the original tender submissions (originally submitted to BIGCorp in July 2012). We assume from this that SICorp have considered and rejected the potential ongoing liability.

2. During our previous meeting we raised the fact that the lowest tenderer upon the completion of the 2nd round of tendering was SSR (Structural Systems Remedial) whereas RBS (Remedial Building Services) were originally the lowest tenderer. You will recall that we raised issues with the standing and capacity of SSR to carry out the works if selected. Given that SICorp have considered the "original tender submission of Remedial Building Services" this has effectively removed SSR from the equation. However, if we revert to the 'Alternative Works Specifications' (BIGCorp Specification) or similarly reduced scopes of work in lieu of costly full membrane replacement works (Diagnostech Specification) for example, then the disparity in cost between tenderers may result in SSR becoming the lowest tenderer. However, we anticipate that some refinement I short-listing of the specification and proposed works will be carried out

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~O~ECH

before engaging a contractor therefore further determination in terms of the most costeffective solutions can be investigated prior to engaging a contractor. The important thing to note is that two primary items were disputed in BIGCorp's Expert Reports and the 'Alternative Works Specifications': (1) 'Cross Cavity Flashings' (specification item 3.6.4.4) and 'Water Penetration into Carparking Internal Spaces' (specification item 3.6.11 ). Within the original tender process RBS were cheaper on both items, however after the 2nd tender process SSR were cheaper on both items. Given that SICorp have based their allowance on the original tender submissions, RBS is technically the preferred contractor.

3. We note that SICorp have included an allowance (albeit very low) for project superintendence which is an excellent outcome given that they've historically been strongly opposed to financing this role.

4. We note that SICorp have confirmed acceptance of costs for preparation of the specifications.

Please see attached in Appendix A our breakdown of SICorp's proposed settlement amount and our reconciliation of the known tender values. We have also deduced or estimated ancillary costs to balance the proposed settlement amount.

Prioritisation or shortlisting of Tender Items

As mentioned above, SICorp have used the original tender submission from RBS when forming the basis for their settlement figure. Therefore, the Owners' are in a position to carry out all of the works required to be completed in order to comprehensively address the known defects associated with the property. However, on the premise that some of the funding may need to be conserved, invested or allocated, short-listing of some of the tender items may be beneficial from a financial perspective. With reference to RBS' tender submission, we note that there is currently an allowance of $1,131,190.90 (ex GST) for "Water Penetration Into Carparking Internal Spaces" (specification item 3.6.11)- and this full amount has been included in BIGCorp's calculations when determining their offer. Similarly, an allowance of $437,500.00 (ex GST) has been included for "De-bonded Wall Linings to Internal Common Areas" (specification item 3.6.12). These items are two of the higher value items that we consider could be downgraded in terms of priority and/or extent of works, and the funds reallocated to finance other items such as superintendent fees, sealant replacement to the balconies, balcony garden replacement work etc. We can discuss all of the items within the Specification I Tender during our meeting and the options available including our recommended alternatives where applicable.

As you are aware, the process carried out to date has been long, comprehensive and extensive in nature and as a result there is a plethora of documentation associated with the claim. For your reference we have attached the following documents which we consider are most-pertinent to understand the Owners' position in relation to SICorp's offer:

- Remedial Building Services (Aust) Pty Ltd- Original Tender Submission (dated 14/02/12)

- Diagnostech Pty Ltd's 'Tender Analysis Schedules' [original]; updated to include a commentary on the items within the tender submissions that will be subject to deduction, fluctuations, etc. in accordance with RBS' proposal and/or SICorp's assessment.

- Diagnostech's letter dated 23/1 0/13; outlining the content of the 'final' tender submissions in the defects claim process.

- Diagnostech's letter to BIG Corp dated 11/07 /12; outlining the content of the 'original' tender submissions.

- Diagnostech Pty Ltd's specification entitled "Building Structure, Fabric and Services Defects Rectification Works Technical Specification" (document ref.12318 revision C dated 28/06/13 ).

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- AE&D Fire Pty Ltd's specification entitled "Rectification Works Performance Specification" (ref. F1 016 Rev05 dated 26/03/12) relating to fire and life safety

We have endeavoured to prepare this document in short turn-around given the recent receipt of SICorp's proposal and our upcoming meeting therefore should any items not be addressed comprehensively herein we are happy to discuss or elaborate on any issues during or postmeeting. Should you have any queries please don't hesitate to raise them.

Yours sincerely, Diagnostech Pty Ltd

Tom Mackay Structural Engineer I Building Consultant

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1010212014

TENDER REVIEW 2-8 Gasworks Road, Wollstonecraft NSW

Defects Rectification Works Specification Project Ref 626 201009

Description • General Items pT RBS SSR NOTES

Date of tender Subrntssion

T enderers Company name

T enderers Australian Business Number (ABN)

Builders Licence Number

T enderers address

Name of authorised person representing the Tenderer

Position of authorised person representing the Tenderer

Signature of authorised person representing the Tenderer

Total Tender Amount including GST (i.e. Item 2 transferred from Tender Schedule 1)

Allowance for Home Owners Warranty Insurance

1 ender submi~sion valid tty period

All rates and prices shall be firm for the duration of the Contract

Lead time from receipt of Letter of Engagement

Project duration

Workers camp insurance details attached

Product and public liability insurance details provided

Acknowledge all prices and rates include GST

Acknowledge liquidated damages of $0.00 + GST I day

Acknowledge that the contractor will be appointed the principal contractor and hence has allowed for all the responsibilities of a principal contractor in accordance with the WHS Act 2011 Acknowledge that the Tender Submission fully complies with the Tender Documents

. . ' Lump Sum

Prov. Cost

weeks

YIN weeks

weeks

YIN YIN YIN YIN

YIN

YIN

$9,978,641.00 $9o,0oo.oo 40 weeks

'{

12 weeks wo

r.J r.J r.J

NIA

'{

'{

Pagelof8

$8,076,020.00 $8,406,509.00 RBS tender value adopted by BIG Corp as basis for settlement

$60,000.00 $84,065.09 30 weeks 29 weeks

y y

6 weeks 8 weeks

80 110 y y

y y

y y

NIA NIA

y y

y y


Preservation Technologies REI\IIEDIAL Building Services Struttllral Systems (Remedial) Pty Ltd ~··~• ~•-•·--•··-·~ c -~· .... --~ '•'•~··-' •- •-w •• --•·•-

1.01 3.1 Preliminaries Lump Sum

1.02 3.2 Schedule of Rates Works Note Include in others Include in others Include in others

1.03 3.3 Access Arrangements Note Include in others Include in others Include in others

1.04 3.4 Inspections Note Include in others Include in others Include in others

1.05 3.5 Work General Requirements

1.06 3.5.1 Access for Facades and Other Works Lump Sum $839,000.00 $799,500.00 ,187.00

1.07 3.5.2 OverHead Protection Lump Sum included above included above

1.08 3.5.3 Materials Selection Note Include in others Include in others Include in others

1.09 3.5.4 Surface Preparation Note Include in others Include in others Include in others

1.10 3.5.5 Materials Application Note Include in others Include in others Include in others

1.11 3.5.6 Existing Services Note Include in others Include in others Include in others

1.12 3.5.7 Deconstruction, Dismantling, Relocation and Demolition Note Include in others Include in others Include in others

1.13 3.5.8 Reinstatement Note Include in others Include in others Include in others

1.14 3.5.9 Defect Inspection and Recording Lump Sum .00 $25,000.00

1.15 3.5.1 0 Crack and Joint Sealants Note Include in others Include in others Include in others

1.16 3.5.11 Painting Note Include in others Include in others Include in others

SUBTOTAL $1,703,500.00 $1,382,500.00 $1,847,802.00

Page 2 of 8


"-·----~~- ~ ···-- - -----·----~----"~ ·- -··-·---·---"~---~·----.---··-·· ~-~-~-

1.36 3.6 Defects Rectification Works - Continued

1.37 3.6.12 De-bonded Wall Linings to Internal Common Areas Lump Sum $495,000.00 $481,250.00 $470,745.00

1.38 3.6.13 Cracked and Dislodged Fibre-Cement Panels Lump Sum .00 $5,390.00 $5,126.00

1.39 3.6.14 Cracked Wall Tiles Lump Sum $7,800.00 $8,250.00 $19,591.00

1.40 3.6.15 Cracked Wall Tile Grout Lump Sum $2,300.00 $2,200.00 $1,353.00

1.41 3.6.16 Cracked I Defective Plasterboard Lump Sum $13,400.00 $10,593.00

1.42 3.6.17 Defective Ceiling Cornice Lump Sum 880.00 100.00 $363.00

1.43 3.6.18 Defective Paint Application to Internal Spaces Lump Sum $450.00 $550.00 $484.00

1.44 3.6.19 Defective Floor Slabs Lump Sum $1 $2 200.00 $1,375.00

1.45 3.6.20 Defective Timber Sill Reveals Lump Sum $940.00 $1 370.00 $1,353.00

1.46 3.6.21 Defective Timber Architraves Lump Sum $550.00 included in item 3. 16. 13

1.47 3.6.22 Defective Sliding Door Air-seals Lump Sum $250.00 $330.00 $198.00

SUBTOTAL $528,120.00 $516,040.00 $511,533.00

Page4of8


Tender Schedule 1 -Tender Itemised Break-up

Ref S ec Oescn t1on- Work Items Rate PT RBS SSR NOTES

1.48 3.7 Defective Building Services Installations

1.49 3. 7.1 Defective Light Fittings/Wiring/Switches

1.50 3.7 2 Inadequate Mechanical Ventilation

1.51 3.7 .3 Defective Water Supply Pipes

1.52 3 7.4 Defective Air-conditioning

1.53 3.8 Optional Works

1.54 3.8.1 Opt1on to Repair and Replant Balcony Planter Gardens- include $5,000 for purchase of new plants

1.55 BCA Non~Compliance Fire and life Safety Defects- Refer AE&D 'Rectification Works Performance Specification' V5

AE&D Specification 1.56 2 Performance Specification

1.57 2 1 Fire sealing of tops of walls and floor slabs where only 1 side of the floor is fire rated

1.58 2 2 Fire Damper installations and Inspection panels to access fire dampers

1.59 2 3 Fire collar installations

1.60 2.4 Building services penetrations required to have a FRL

1.61 2 5 Openings in and construction of walls required to have an FRL (fire doors)

1.62 2.6 Smoke seals to electrical cupboards

1.63 2.7 General F1re Sealing Information

1.64 2 8 Alternative solution Rectification Works

1.65 2 9 Fire Control Centre

1.66 2.10 Smoke Detection, Thermal Detection, Fire Indicator Panel, Sub-Fire Indicator Panels (mimic Panels)

1.67 2. 11 Building Occupant Warning System

Prov Sum

Pr~servatlon

Technologies REMEDIAL Building

Services Structural Systems (Remedial) Ply Ltd

___________ E:9.99.!!0 ____________ ___________ Ec92.9,2.9___________ _ _____________ _E,99_9,Qil_ ____________ _

Lump Sum ----------J-~~9,2_9 _____________ ------------~-~13_9,9_9____________ ---------------~-~~-!,9_9 ______________ _

Lump Sum -----------~-~~9,2.9 ____________ ------------~-~-9,2_9____________ _ ______________ J:!~_!,9_9 ______________ _

Lump Sum ---------~-??.~~~9~Q9 ___________ ----------~~?.!..q9_~.:.9.~---------- --------------~~~.:~~-~.:.9.~-------------- This item is included in BIGCorp's "deductions"

Lump Sum __________ §_~2_,9~9,2_9 ___________ ----------t~~2~_9,9_9__________ --------------E~1_1l?_5,0_9 ____________ _

Lump Sum ----------~-~:9.99,!!9 ___________ -----------~~,.:!_7_9,2_9___________ --------------~:!~,!l?-~:9!! ____________ _

Lump Sum ----------~-~~-'92.9,2.9 __________ ----------E~-'-~9.9:9.9__________ --------------~g~~-~:9.9 ____________ _

Note

Lump Sum included in item 1.66 --·--········---------···------·---------Lump Sum ________ !?:!~,2_9_9,9_9 __________ ---------~-!~~_7_2~:2!!_________ ---------------~?-,!~~,2_9 _____________ _

Item was included as "option only" for Owners'

consideration ~ refer page 82 of specification

L----~S~U!!B_!_TO~TA~L!;_ _____________________________________ _J ___________ !~~~"~~-~:~-~---------- ---------~-~~~,~~!:!:2.~--------- ------------~-~,2!:~,-~~-~:9_9_ __________ _

Page 5 of 8

1


------------------------------

l

Preservation REMEDIAL Building Structural Systems Technologies Services (Remedial)· Pty Ltd

·-·-·····--·---.-~-----~-~"··-· J , --·- ~- --· ---·~-~- ---~-·~--~-~-~----.....

1.68 2.12 Smoke Seals Lump Sum include in item 1.66

1.69 2.13 Drencher Protection, Self Closing Doors and Fire Rated Roller Shutter Lump Sum 713.00

1.70 2.14 Handrails, Slip resistant Nosings, Balustrades and Singage Lump Sum $99,800.00 $102, 568.00

1.71 2.15 Emergency Lighting, Lighting Levels and Exit Signage Lump Sum $54,200.00 $54,800.00

1.72 2.16 Combustible Material and Fire rated/Non-combustible Boards Lump Sum $32,800.00 $22,000.00 $30,250.00

1.73 2.17 Anti-tamper Devices Lump Sum .00 $9,800.00 Included elsewhere

1.74 2.18 Block Pans Lump Sum included above Included elsewhere

1.75 2.19 Installation of Automatic Sliding Fire Doors to Carpark Levels Lump Sum ,170.00 800.00 168.00

1.76 2.20 Other Work Prov Sum $1, 900.00

1.77 2.21 Acceptible Materials Note include in others incude in others include in others

1.78 3 Other Requirements

1.79 3.1 Location of penetrations - Fire Rated Walls Note include in others include in others include in others

1.80 3.2 Progressive Documentation of Work Note include in others include in others include in others

1.81 3.3 Warranty Requirements Lump Sum include in others included above ,879.00

1.82 3.4 Certification Lump Sum include in others included above

1.83 3.5 Compliance Standards Note include in others include in others include in others

SUBTOTAL $2,196,770.00 $1,507,960.00 $253,737.00

2

Page 6 of 8


Tender Schedule 2- Schedule of Rates

Ref Description -Additional Rates Rate

Preservation REMEDIAL Building Structural Systems (Remedial) Technologies Services Pty Ltd

-----Additionai Rates

·--··"-- ·--~··~-~ -··-·--·-"·" -·-··------"-·-·-- --- -·· ·--···~ ··------~-~------~--~---~-·

These rates will be used to calculate both positive and negative variations to the contract.

A1 Preliminaries I on costs /week $6,000.00 $4,900.00 $11,140.00

A2 Margins on materials, plant hire and subcontractors invoices % 27% 20% 25%

A3 Interest on late payments % 15% 20% 18%

Labour Rates

L 1 Labour- Skilled I hour $72.00 $88.00 $77.00

L2 Labour- Unskilled I hour $70.00 $80.00 $66.00

L3 Supervisor I hour $94.00 $95.00 $12000

L4 Plumber I hour $99.00 $88.00 $99.00

L5 Tiler /hour $80.00 $88.00 $77.00

L6 Plasterer /hour $75.00 $88.00 $77.00

L7 Electrician I hour $95.00 $88.00 $99.00

L8 Painter I hour $75.00 $88.00 $77.00

L9 Carpenter I hour $85.00 $88.00 $77.00

L10 Bricklayer I hour $78.00 $88.00 $77.00

L 11 Other I hour $140.00 $88.00 N/A

Render Repairs

R1 Area upto 0.5 sqm /sqm $170.00 $242.00

R2 Area upto 1.0 sqm /sqm $242.00 $220.00 $242.00

R3 Area greater 1.0 sqm I sqm $242.00 $220.00 $242.00

R4 Control Joint /Lm $80.00 $75.00 $60.00

Spalling Concrete Repairs

SPl Volume note exceeding 1 L /litre $70.00 $66.00 $130.00

SP2 Volume upto 5L /litre $60.00 $55.00 $77.00

SP3 Volume upto 1 OL /litre $55.00 $55.00 $77.00

SP4 Volume exceeding 10L /litre $52.00 $55.00 $77.00

Page 7 of 8


Tender Schedule 2 - Schedule of Rates

Ref Description -Additional Rates Rate Response

Preservation REMEDIAL Building Structural Systems Technologies Services (Remedial) Pty Ltd

·---~ -"~-·--··-·· --·-. ·-· .. ,·-··-·--~- -~- -- --·~----·•••-• ·-----· -·~---- ~···-···-~-----~-----~----------·--·~-·--~~~--~···~-~~M ·---.---Additional Rates

Crack Repair

CR1 Non-moving Hairline Crack Repair llm $55.00 $35.00 $77.00

CR2 Non-moving Small Crack Repair llm $70.00 $55.00 $77.00

CR3 Moving Small Crack Repair llm $90.00 $75.00 $88.00

CR4 Moving Large Crack Repair llm $115.00 $85.00 $99.00

Structural Crack Repair

SC1 Individual Masonry Unit I brick $27.00 $55.00 $55.00

SC2 Multiple Masonry Unit lsqm $400.00 $880.00 $660.00

SC2 Masonry Stitching I tie $140.00 $175.00 $187.00

CW1 Cavity Wall Flashing Relocation llm $300.00 $420.00 $341.00

CBT1 Corroded Brick Ties I tie $22.00 $20.00 $22.00

Wet Area Waterproofing (Spec Item 3.6.9)

Ensuite I Area $18,000.00 $13,000.00 NIA

Bathroom I Area $20,000.00 $13,000.00 NIA

PR1 Plasterboard Repairs lsqm $300.00 $275.00 $77.00

CCR1 Ceiling Cornice Repairs llm $150.00 $11000 $66.00

Page 8 of 8


I

INFORMATION REGARDING STAGE 3 DEFECT RECTIFICATION WORKS

Dear Stage 3 Owner,

On Friday the 7th of February we received a letter from BIGCorp relating to our defects claim. A copy of the letter is included for your information. The initial response from BIGCorp indicates that they are offering to settle the full value of the claim including amounts toward covering management of the project, insurance and other costs associated with the rectification works.

The Committee will be meeting with Diagnostech Remedial Building Consultants on Tuesday the 11th of February to discuss BIGCorps response and agree on actions that are required to progress the remediation works.

Further to this a meeting is being organised with BIGCorp to formally receive all of the detail pertaining to the settlement of our claim. Upon receiving this detail there will need to be an Extraordinary General Meeting to discuss the rectification works and the proposed settlement. The details of BIGCorps response and the financial implications will be included in the EGM pack that will be forwarded to you.

Whilst the offer is not final, and we are yet to see the terms that are attached to the offer, it is a very positive response.

Regards

Stage 3 Committee


- --Michael Price

To: Cc: Subject: Attachments:

~90,

60590. Mike Allsop; [email protected]; [email protected] 60590. Peter Barry; Portfolio Support; Wondakiah Estate Manager FW: Strata Plan 60590 Fee Agreement & Estimate - Generai.DOC; terms of engagement (non-levy).DOC; Schedule of Fees.doc; Instructions to Proceed.doc; Profile.DOC

Dear Executive Committee Members,

Please find attached the cost disclosure and agreement from JS Mueller & Co. to review the deed from SICorp and negotiate any amendments identified as necessary to protect the Owners Corporation.

Please note that I have just finished discussing this matter with Beverly Hoskinson-Green of Makinson d' Apice who advised that they will be in a position to provide their cost disclosure and agreement later this evening. Please note that I have an annual General Meeting which is expected to run until at least 10: OOpm this evening so I will be unable to circulate the agenda until late this evening or tomorrow morning.

Legally, the cost disclosure and agreement must be circulated to all owners within 7 days of receiving same and we will ensure this occurs once both are at hand.

Regards,

Michael Price Strata Manager

··~ .. / Celebrating Awards for Excellence 2012 Winner- Strata Management Business of the Year 2012 and 2011 Winner- Professional Commitment to Ethics & Service 2010 Winner- Commitment to Professional Ethics Best Australian-owned Company to Work For (BRW 2009)

Dynamic Property Services Pty Ltd Phone: 02 9267 6334 Fax: 02 9263 9955 Lv/ 5, 162 Gou/burn St, Sydney 2010 NSW Australia www.dvnamicproperty.com.au

"! h,s email .s conficlontk1i to the named addressee and subject to copyrighL The contents are for inforrnation purllOSE'S only and clo not constilutc: 1cgal or hnanua! adv!CC, does not vvarrant that this ernad and any attachrrH:::nts are error or virus free, Please advise [email protected] if you not wish to receive any eiectr·onlc messaqcs from us.

From: Bruce Bentley [mailto:[email protected]] Sent: Thursday, 13 February 2014 3:34PM To: Michael Price Subject: Strata Plan 60590

Dear Michael

Thank you for your email of 12 February 2014 and request for a fee estimate.

I confirm that you want me to peruse and advise in relation to a settlement deed between the owners corporation and the Building Insurance Guarantee Corporation (BIGC) together with related correspondence and documents but not including any advice on the scope of works, negotiate any required amendments with BIGC, amend deed accordingly, draw motions for approval, attend meeting to explain provisions of the deed prior to execution and facilitate execution and exchange of deed.

1


My price for that advice is $3,500.00 plus GST and disbursements of $200.00 plus GST.

I attach the following documents:

1. Fee Agreement and Estimate. 2. Terms of Engagement. 3. Schedule of Fees. 4. Instructions to Proceed. 5. Profile.

If you wish to instruct me to proceed please sign and return by email or fax the Instructions to Proceed. Please remember that an appropriate resolution must be passed to authorise those instructions. I will assume by receipt of your instructions that this was done. My fee agreement sets out an appropriate motion.

I look forward to assisting you with this matter.

Regards

Bruce Bentley Partner

J.S. Mueller & Co 1'1 Floor 240 Princes Highway Arncliffe NSW 2205

UELLER&CO

OX 25315 ROCKDALE NSW T 02 9562 1266 F 02 9567 8551 W: www.muellers.com.au

Member of:

.STRATA "':> La\vycrs

NATIONAL STRENGTH LOCAL KNOWLEDGE

Liability limited by a scheme approved under Professional Standards Legislation.

Th1s message is intended for the addressee named and may contain privileged or confidential information. If you are not the intended recipient you must not use. disclose, copy or distribute this communication. If you have received this message in error please delete the email and notify the sender.

This email has been scanned by the Symantec Email Security.cloud service. For more information please visit http://www.symanteccloud.com

2


NSW SICorp GOVERNMENT NSW Self Insurance Corporation

The Owners - Strata Plan 60590 Cl- Diagnostech Pty Ltd Level 5, 55 Chandos Street ST LEONARDS NSW 2065

BY EMAIL: [email protected]

Dear Tom,

Claim Number: 3277

Contact: James Feros Telephone: (02) 9228 3951 Facsimile. (02) 9228 3870 Enwi!: [email protected]

Date: 6 February 20.14

Builder: Multiplex Constructions Pty Ltd and .Multiplex Constructions (NSW) Pty Ltd

Address:

Claimant:

2-8 Gasworks Road Waverton NSW

The Owners- Strata Plan No. 60590

I refer to the above claim lodged under the IIIH/F AI Rescue Package with the Building Insurers' Guarantee Corporation (the Guarantee Corporation). I also refer to you letter of 23 October 2013 and the revised and final tender submissions enclosed with same.

In f11ll and t1nal settlement of the claim the Guarantee Corporation offers to pay The Owners ····· Strata Plan No. 60590 the sum of $7,550,000.00 (seven million five hundred and fifty thousand dollars). Settlement of the claim will be subject to the terms of a Deed and Assignment and Release, releasing the Guarantee Corporation [rom any fmiher liability.

·rhe amount of $7,550,000.00 does not include any amount for goods and services tax under the A New Tax System (Goods and Services Tax) Act 1999 (C'th). The Guarantee Corporation is not liable to indemnif).r the owners corporation for any such sum, as the owners corporation is, or is eligible to be, a registered entity under Part 2-5 of that Act.

The original tender submission of Remedial Building Services exclusive of GST forms the basis of the offer, less deductions of $240,000.00 made by the Guarantee CoqJoration on account or savings identified by Northcroft Holdings Pty Ltd.

The amount of $7,550,000.00 also incorporates the following;

• An allowance for superintendent fees, despite the fact that the Guarantee Corporation does not admit liability for such a cost;

• The amount of $75,650.00 for the cost ofteclmical specifications; • i\n allowance for home warranty insurance; and • An allowance for council development applications.

Please note this letter is not to be interpreted as a determination of the claim and the Guarantee Corporation welcomes any response in relation to this offer.

If you would like to discuss this matter or have any questions please contact me.

Postal Address: PO Box A2615 Sydney South NSW 1235 tel 02 9228 3829 fax 02 9228 3870

www.sicorp.nsw.gov.au


Yours sincerely, /"'"•) '/' /

/ f)/\/'} /'tv.. ', James Feros

"'Claims Case Manager Building Insurers' Guarantee Corporation


2-8 Gasworks Road Wollstonecraft NSW

Building Structure, Fabric and Services Defects Rectification Works Technical Specification

Prepared for: Strata Plan 60590

Date: 29/2/2012

Project No: 626.201009

Specification No: 12318


3 Rectification Work Methods and Materials This section provides prescriptive descriptions of the methods and materials required to be adhered to by the Contractor selected to cany out Works to rectify the building defects. The following table lists the defects addressed in this section of the Document

Item Defect Descrlption1

1 De-bonded render

2 Spalling concrete

3 Corroded bar chairs, tie wire and formwork debris etc

4 Cracked render, concrete and masonry

5 . Corroded brick ties

7 Deteriorated pergolas

6 Deteriorated window & door lintels and roof support beams

8 Deteriorated balustrades

9 Replace existing balustrades with aluminium and glass balustrades

10 Water penetration into internal spaces

11 Defective wet area waterproofing

12 Water Penetration into Carparks

13 De-bonded wall linings to internal common areas

14 Cracked and dislodged fibre-cement panels

15 Cracked wall tiles

16 Cracked wall tile grout

17 Cracked/Defective plasterboard

18 Defective ceiling cornices

19 Defective paint application to internal spaces

20 Defective floor slabs

21 Defective timber sill reveals

22 Defective timber architraves

23 Defective sliding door air-seals

24 Defective light fittings/wiring/switches

25 Inadequate mechanical ventilation

2-8 Gasworks Road. Wollstonecraft Strata Plan 60590

Proje~i No: 626.201009 Specificatron No: 12318

Spec Ref No."

3.6.1

3.6.2

3.6.3

3.6.4

3.6.5

3.6.6

3.6.7

3.6.8

3.6.9

3.6.10

3.6.11

3.6.12

3.6.13

3.6.14

3.6.15

3.6.16

3.6.17

3.6.18

3.6.19

3.6.20

3.6.21

3.6.22

3.6.23

3.7.1

3.7.2

23

.


Item Defect Description' Spec: Ref No!

26 Defective water supply pipes 3.7.3

27 Defective air-conditioning 3.7.4

28 Option to repair and replant planter gardens 3.8.1

29 BCA Non-compliance Defects' 4

Table 4: List of Defects Addressed m this Document

1. The requirements and obligations of the 'lntroduclion', and 'Special Conditions' sections shall be adhered to by the Contractor In the Worts canied out to reclify the listed defects

2. Rectification of the listed defects shall also include for the requirements of the 'Preliminaries', 'Schedule of Rate Works', 'Access Arrangements' and 'Work General Requirements' sub-sections below.

3. BCA Non-compliance defects rectltication works requirements are described in the separate 'AE&D Fire & Safety 'Rectification Works Performance Specification'

3.1 Preliminaries Allow for all Items to fully comply with the requirements of this document including the 'lntroducllon' and 'Special Conditions'; to satisfy the requirements of the AS4905 contracl; to comply with Council and state and federal statutes; and as required in the ordinary course of business e.g. establishment and disestablishment works; all to facilitate carrying out the Works properly and efficiently.

3.2 Schedule of Rate Works Various rates provided by the Contraclor for rectifying building defects based on Provisional Quantities shall include for all associated costs including temporary works e.g. shoring, scaffold access, over-head protection and plant & equipment rental and relocation costs, administration, preliminary costs and the like.

Extensions of time will be granted for those works on the critical path. but no variations shall be approved for additional costs associated with the extension of time.

3.3 Access Arrangements All technical issues in relation to the Contract and the Works must be referred to the Superintendent only.

The Building Manager is Mr James Hickson

Location:

Phone:

Fax:

Email:

Management Office {refer Figure 1)

(02) 9954 3986

(02) 9954 5626

[email protected]

2-8 Gasworks Road. Wollstonecraft Strata Plan 60590

PtOje<:t No: 626.201009 Spcc•fication No: 12318 24


mailto:manager@WQndakiah�com.au

I

'-·

STAGE 3- OWNERS CORPORATION THE OWNERS- STRATA PLAN 60590 • WONDAKIAH ESTATE- WOLLSTONECRAFT BAY NSW

The Executive Committee for 2013/2014 was formed at the Annual General Meeting of the Owners Corporation, held on August 6"' 2013 at 7.11 pm at Admirals Place, Wondakiah Estate. Enquiries regarding this Annual General Meeting should be directed to the Secretary on [email protected]. General enquiries regarding our strata scheme can be directed to the Estate Manager, Mr James Hickson of Building Facilities Management Solutions PIL at the Estate Office on [email protected] or 9954-3986 or to the Strata Manager, Michael Price at Dynamic Property Services P/L on 9263 9948 or [email protected].


PRESENT:

APOLOGIES:

IN ATTENDANCE:



ON THURSDAY 27 FEBRUARY 2014 AT 7.00PM

P Barry (Chairperson) M Allsop C Douglas

K Knappett

M Price (Dynamic Property Services)


Confirmation of Minutes: RESOLVED that the minutes of the previous Executive Committee Meeting held on 30 January 2014 be confirmed as a true and correct record of that meeting.

·,_ 2.TREASURER'S REPORT:

Treasurers Report January 2014:


It was noted the financials for the period ending January 2014 were tabled.

The Consultant Budget Line is to be corrected to reflect a budget of $100,000.

The Executive Committee were advised that the meeting had not yet been held between the Treasurer, Estate Manager and Managing Agent.

The meeting will be scheduled shortly with an update to be provided at the next Executive Committee Meeting.

Page 1 ofS


MINUTES OF EXECUTIVE COMMITTEE MEETING OF THE OWNERS- STRATA PLAN 60590 HELD AT ADMIRALS PLACE, WONDAKIAH ESTATE ON THURSDAY 27 FEBRUARY 2014 AT 7.00PM

4. ONGOING MAINTENANCE: Resolved that the Executive Committee considered any ongoing

maintenance issues/contracts that may be required with the following actions noted:

Tile Cleaning: Following recent tile cleaning it was noted that the cleaning product used has removed the tile sealant and drawn out dirt from within the tiles. The Executive Committee and estate Manager noted that the tiles now appear far dirtier than they had prior to cleaning

The Estate Manager advised that the cleaners have returned and attempted to clean tiles again without success. The Estate Manager did confirm that the same cleaners had cleaned the tiles in stage 2 recently with very good results.

The previous cleaning contractors, Douglas Wright have been engaged to clean tiles in the hope a better result can be achieved.

Window Cleaning: The quality of the recent window cleaning be discussed. Some residents were unsatisfied with cleaning results and the Estate Offices failure to issue a notice to all residents advising them of the impending clean.

The Estate Manager apologised for notices not being circulated to residents prior to the window cleaning taking place.

The contractor has been instructed to attend site and clean Kunzea again and notices will be circulated to all effected residents prior to works commencing.

Render Tapping: The render tapping and removal of drummy render has been completed and a report will be provided to the Estate Office which can then be provided to the Executive Committee and defects consultant for their information.

Access Arrangement Protocols: Access arrangement protocols for accessing balconies and courtyards by contractors was discussed.

The mechanics for access during defect rectification will be reviewed, however, it was noted the website will be the primary communication tool with owners and residents regarding access to their lots and providing general updates throughout the defect rectification process. Notices will also be placed under doors to effected apartments in advance of required access.

w C:\Users\michaelp\App0ata\Locai\Temp\ecm27Feb2014min FINAL_24E784F9.doc Page 2of5

•






Main Waterfall Rectification:

Condition Reports: The Executive Committee noted that weekly condition reports have been circulated to all Executive Committee Members by the Estate Office.

Cooling Tower Engineer: It was noted that a cooling tower proposal has been received by the Estate Office and will be circulated to all Executive Committee Members for their consideration via email.

The meeting was advised the Waterfall reinforcement contract variation has been approved by the Community Association with the status of the project noted as follows:

- Painting of waterfall is now complete. - Electricals have been installed. - Irrigation has been installed in the waterfall planter boxes

planter boxes. - The colour of the waterfall will not be changed. - The project completion date is now 17 March 2014.

The meeting as also advised that the Informal Community Association meeting held on Wednesday, 26 February 2014 had a presentation from Stage 2's colour consultant for consideration by all Executive Committee Members. Colour samples have been posted in Estate Function Room for review by any owners and committee membe4rs that may be interested.

It was suggested that Stage 3 may consider consulting the same colour consultant prior to finalising the colour schemes to be implemented during the defect rectification work. It was noted that any change would require formal approval at a General Meeting.

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(c) JS Mueller and Co:

(d) Diagnostech:

(e) Diagnostech:

(f) Diagnostech:

Resolved that the Executive Committee endorses the engagement of JS Mueller and Co. for $3,500.00 plus GST to review the terms of the settlement deed received from SICorp and provide advice regarding any amendments they feel are appropriate to protect the Owners Corporations rights.

The Managing Agent was instructed to seek clarification from the lawyers regarding the spending of defect settlement monies and will circulate the lawyer's advice to all executive Committee Members via email once received.

Resolved that the Executive Committee endorses the appointment of Diagnostech for $4,560.00 plus GST to review tender items and provide a options report to the Executive Committee.

Resolved that the Executive Committee endorses the appointment of Diagnostech for $1,520.00 plus GST to assist in pre-project Development Application (DA) lodgement.

Resolved that the Executive Committee endorses the appointment of Diagnostech for the sum of $1,920.00 plus GST to prepare draft building contracts. A minimum of 3 quotations are to be obtained. C Douglas and the Managing Agent to work on the scope.

(g) Miscellaneous Fees: The Executive Committee acknowledges that the above works listed in items 5d-5f may incur miscellaneous fees totalling between $2,000.00-$5,000.00.

6. PROGRESS REPORT ON STAGE 3 'PROJECTS' PLANNED/UNDERWAY I COMPLETED IN LAST MONTH:



(a)

A general update on the project status was provided with the action items minuted under motions Sc-5f.

Resolved that the email dated 4 February 2014 from the owners of lot 12, apt.4D requesting permission to remove a non-structural wall within their apartment was considered and approved.

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(b)



(a) Correspondence:

(b) Other Business:

10. NEXT MEETING:

Resolved that the email dated 21 January 2014 from the owners of lot 7, apt. 3C Justicia requesting permission to install an awning was considered and approved.

Resolved that the Executive Committee ratified instructions to the Community Association Representative provided informally by the majority of the committee for February 2014 in respect of the Community Association Executive Committee business.

Resolved that the Executive Committee provides instructions to the Community Association Representative in relation to decisions to be made at the Community Association meeting scheduled for Wednesday 5 March 2014.

Email Communication: Resolved that the email dated 23 February 2014 from the owner of lot 52, 6A Hoyer was discussed and it was noted that the Estate Manager was addressing the items raised.

There was no other business tabled.

Resolved that the next Executive Committee Meeting be held on Thursday 27 March 2014 commencing at 7:00pm.


plete record:

(Chairperson)

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STAGE 3- OWNERS CORPORATION THE OWNERS- STRATA PLAN 60590 - WONDAKIAH ESTATE· WOLLSTONECRAFT BAY NSW

The Executive Committee for 2013/2014 was formed at the Annual General Meeting of the Owners Corporation, held on August 6u' 2013 at 7.11 pm at Admirals Place, Wondakiah Estate. Enquiries regarding this Annual General Meeting should be directed to the Secretary on [email protected]. General enquiries regarding our strata scheme can be directed to the Estate Manager, Mr James Hickson of Building Facilities Management Solutions Pll at the Estate Office on [email protected] or 9954-3986 or to the Strata Manager, Michael Price at Dynamic Property Services P/L on 9263 9948 or [email protected].



HELD IN ADMIRALS PLACE, WONDAKIAH ESTATE, 12 GAS WORKS ROAD, WOLLSTONECRAFT ON THURSDAY 27 MARCH 2014 AT 7.00PM

PRESENT:

IN ATTENDANCE:


P Barry (Chairperson) K Knappett C Douglas M Allsop

5 Leonard K Elliott J Hicks (BFMS) M Price (Dynamic Property Services)

Confirmation of Minutes: RESOLVED that the minutes of the previous Executive Committee Meeting held on 27 February 2014 be confirmed as a true and correct record of that meeting.


Treasurers Report February 2014: The financials for the period ending February 2014 were tabled.

The Treasurer confirmed that the expenses as a whole were expected to meet budget for the financial year. It was further noted that a $128,000 surplus currently exists within the administration fund.

The sinking fund currently has a balance of $1 million with the majority of the sinking funds invested in a term deposit.

The treasurer requested the Building Manager to follow up the·past 2 months electricity bills they have not yet been received and approved for payment.

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MINUTES OF EXECUTIVE COMMITTEE MEETING OF THE OWNERS - STRATA PLAN 60590 HELD AT ADMIRALS PLACE, WONDAKIAH ESTATE ON THURSDAY 27 MARCH 2014 AT 7.00PM



The Executive Committee were advised that a meeting had been held between the Treasurer, Estate Manager and Managing Agent.

It was noted at this meeting that the bulk of invoices that appear to be received late, are in fact incorrect invoices due to contractors failing to correctly record who the invoice is meant to be made out to, being Strata Plan 60590. The estate office continually goes back to contractors requesting they amend their invoices which can take several weeks. Once the invoices have been amended and re-sent to the estate office, generally the contractors do not amend the date of issue, giving the appearance that the invoice is 3-4 weeks old, when in fact it is only a week old.

The Executive Committee were advised that all utility and telephone bills are to be approved by the Estate Manager and sent straight to the Managing Agent for payment. Copies of these invoices will still be provided to the Treasurer with the normal weekly invoice schedule. This is to expedite payment of these invoices. It was noted that the Estate Office still checks these accounts for irregularities that may require further investigation prior to payment.

The meeting was advised that the invoice processing procedure and timeframe is as follows:-• Upon receipt or correctly addressed and detailed invoices to

the estate office the Estate Manager reviews and approves the invoices. The invoices are then forwarded to the Treasurer for the Treasurers approval. This process takes 5 business days;

• The Treasurer reviews and signs their approval for payment of the invoices which are then returned to the Estate Office . This process takes 2-3 days.

• Once approved by the Estate Office and Treasurer, invoices are forwarded to the Managing agent for processing. The invoices are scanned into an electronic invoice processing system. After 48 hours the invoices are available for coding and final approval by the Managing Agent. Payment is processed within 5 days of approved invoices being received;

Resolved that the Executive Committee considered any ongoing maintenance issues/contracts that may be required with the following items noted:

Walk-through Report: It was noted that the Building Manager will be completing a walkthrough of the building tomorrow and will forward the subsequent report to the Executive Committee by 31 March 2014.

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Hoya 90 Leak: It was noted that during the recent heavy rains Apartment 9D, has had water penetration issues. It was noted that Unicom Building has been engaged to investigate the cause of the leak.

Hoya SD Leak: The Executive Committee was advised by the Estate Manager that the water penetration into Apartment SD has been rectified.

Apartment 9A Justicia Water Damage: Apartment 9A Justicia has water damage from previous water leaks that will be repaired in the coming weeks while contract6ors are onsite undertake similar repairs to other apartments.

Apartment 40 Justicia: The owner Apartment 4D Justicia advised the meeting that they currently have water dripping onto their car. The Estate Manager was asked to obtain a quotation to have a drainage tray installed over the car space as a temporary solution until the building defect rectification works are commenced ...

Security Audit: The meeting was advised that the security audit is commencing in April 2014 and notices will be issued to all owners and residents in the coming week.

Cooling Tower Replacement: The Estate Manager advised the Executive Committee that Kutner Collins have inspected the cooling towers and are considering options for the replacement of the cooling towers including access arrangements for the replacement.

The Estate Manager also advised that the Engineer will be providing recommendations on the cooling tower capacity and flow rates and whether they can be adjusted to achieve better results throughout the building. It was noted that it is the aim of the Executive Committee to have the cooling tower replacement carried out in June 2014.

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MINUTES OF EXECUTIVE COMMITTEE MEETING OF THE OWNERS- STRATA PLAN 60590 HELD AT ADMIRALS PLACE, WONDAKIAH ESTATE ON THURSDAY 27 MARCH 2014 AT 7.00PM

(b) Update on CA Projects and Maintenance Report: Lower Lagoon Liner:

The meeting was advised that the manufacturers of the lower lagoon liner have stated that the liner does not tolerate continual high levels of chlorine and that at present the levels of chlorine required in the lower lagoon are considered high.

The Community Association will be seeking legal advice as necessary to determine its legal options with regards to the liner and the fact that it appears as though the liner is not fit for purpose.

Lower Lagoon Fig Tree Location: It was noted that the location of the original fig tree will be planted. The area will be grassed with a proposal to pave a small section tom enable a table and chairs to be placed in this location.

The Executive Committee requested that the planting proposal include the planting of a tree which will provide shade for the area in time. Quotations for this work are currently being obtained by the Estate Office.

Upper Lagoon Grass Embankment: The meeting was advised that a new wide wheeled 4 wheel drive ride-on mower has been purchased by Skyline Landscapes which complies with all WH & S requirements with regards to mowing the grass embankment.

It was noted that at this time due to the new mower and the Work Method Statement provided by Skyline Landscapes confirming compliance with the WH & S requirements the embankment will continue to be mown.

Upper Lagoon Flow Rate & Liner: The meeting was advised that the flow rate has not changed and remains the same as it always has been.

The meeting was further advised that the upper lagoon liner is in working order and does not require replacement at the present time. It was also noted however, that the replacement of the upper lagoon liner has been factored into the community association sinking fund budget schedule with a forecast expenditure of 2015, however it is unlikely to require replacement for the next couple of years.

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MINUTES OF EXECUTIVE COMMITTEE MEETING OF THE OWNERS - STRATA PLAN 60590 HELD AT ADMIRALS PLACE, WONDAKIAH ESTATE ON THURSDAY 27 MARCH 2014 AT 7 .OOPM



n, ' +

/

Upper Pool Registration: The Estate Manager advised the meeting that Council had inspected the upper pool area and have indicated that the pool fence does not comply with relevant pool fencing standards. This is due to the height of the garden located beside the pool as well as the location of several plants.

The Estate Office is taking action to remedy these issues. Once remedied, the Council will be invited to re-inspect the property, and if approved, a registration certificate will be issued. The Estate Office is confident the pool registration process can be completed by the 28 April 2014 deadline.

Main Waterfall Project: The meeting was advised that the waterfall will be commissioned by the Easter long weekend.

The Meeting was advised that at present a planting solution for the waterfall has not been agreed upon by the Community Association Executive Committee.

Waterfall Reinforcement: It was noted during the remedial waterfall works the waterfall structure which was presumed to be a solid block structure, was in fact found to be built using hollow concrete blocks. Due to the height and size of the structure, a hollow block wall was considered to be not structurally sound and therefore Diagnostech recommended the installation of structural supports within the waterfall structure to improve the structural stability of the waterfall.

Given the recommendations from an engineer regarding the structural inadequacy of the waterfall, the Community Association had little option but to approve the additional structural reinforcement works as recommended by Diagnostech.

General Defects Update: It was noted Diagnostech will be providing the reports commissioned following the last executive committee meeting outlining areas with the approved scope of works where some works can be lessened enabling settlement monies to be directed towards other building defects within the building and proposing possible amendments to the current scope of works.

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(a) Lot 13, SA JusticiaApplication:

It was also noted that Diagnostech are liaising with AE & D regarding the finalisation of the scope of works for the alternative fire solutions to make both Justicia & Hoya compliant to 25.2metres. It was noted that this scope is expected to be finalised by Monday, 31 March 2014.

Once the scope is finalised Diagnostech will prepare a DA for lodgement of the alternative fire solutions with council. The council DA process is expected to take between 6-8 weeks.

SICorp Settlement Deed: The meeting was advised that Mike Allsop and Peter Barry met with Bruce Bentley of JS Mueller & Co and compiled amendments to the deed for submission to SICorp. It was noted that these amendments have been forwarded to SICorp by JS Mueller & Co to SICorp two weeks ago .. The Managing Agent was asked to follow up JS Mueller & Co regarding whether a response has been received from SICorp.

Some of the proposed amendments to the deed were as follows:-• The ability to have flexibility on castings within the scope. • To direct savings to other expenditure items within the same

defects scope. • The ability to return and claim for newly identified defects during

the defect rectification works. • A time extension in case the project time blows out.

The application dated 16 March 2014 from the owners of lot 13, apt. SA Justicia requesting permission to remove the existing wall, increase the size of a bedroom and lower a balcony wall was considered by the Executive Committee.

The Executive Committee approved these works in principle only and authorised the proposed renovations to be included in a General Meeting agenda for the consideration of all owners. It was noted that the proposal will require an Exclusive Use by-law which will need to form part of the proposal for consideration and approval at a General Meeting and that all costs associated with the drafting of the by-law are to be paid for by the owner of Lot 13.

The Managing Agent will liaise with the owner of Lot 13 regarding the preparation of a by-law by a suitability experienced Strata Lawyer. It was noted that the by-law will need to be tabled at another Executive

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{b) Lot 47,40 HoyaApplication:

{c) Lot 29, 9A JusticiaApplication:

Committee meeting for the committee's consideration prior to tabling at a General Meeting.

The application dated 20 March 2014 from the owners of lot 47, apt. 40 Hoya requesting permission to install low visibility animal netting was considered.

The Executive Committee were unable to properly determine the appearance of the netting and have asked the Managing Agent to liaise with the owner to see if a temporary sample can be erected for the Executive Committee to consider the matter further.

Resolved that the application dated 23 March 2014 from the owners of lot 29, apt. 9A Justicia requesting permission to install timber flooring within their apartment be approved.

The Managing Agent will issue the owner an approval letter outlining the terms of the approval, which include the fact the the lot owner remains wholly responsible for any noise issues that may arise due to the new flooring.

{d) By-law Enforcement: The Managing Agent will contact NCAT (formally the CTIT) for update regarding its application in relation to the fridge on the balcony of lot 63.


(a) Ratification:

(b) Instructions:


(a) Correspondence:

Resolved that the Executive Committee ratified instructions to the Community Association Representative provided informally by the majority of the committee for March 2014 in respect of the Community Association Executive Committee business.

Resolved that the Executive Committee provides instructions to the Community Association Representative in relation to decisions to be made at the Community Association meeting scheduled for Wednesday 2 April 2014.

Resolved that the Executive Committee reviewed and approved the proposed colour changes to Stage 2 and authorised the Stage 3 Community Association representative to vote accordingly at the Executive Committee meeting scheduled for Friday 28 March 2014.

The following letters and emails were tabled and noted:-• Lot 18, Apartment 68 Justicia:

Emails forwarded to the Chairman and Managing Agent by the owner of Lot 18 were tabled and it was noted that the bulk of the

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(b) Other Business:

10. NEXT MEETING:

items noted within the emails will be addressed in the minutes of this meeting.

Safety Issue: A safety issue was raised regarding vehicles being parked opposite the driveway of Justicia. The Executive Committee will attempt to have 'No Parking' signs installed directly opposite the driveway to alleviate this problem however noted council's reluctance to assist with concerns of this nature in the past.

Letterbox Keys: The Estate Manager was instructed to follow up the changing of the letterbox locks to security keys locks.

Resolved that the next Executive Committee Meeting be held on Tuesday, 15 April 2014 commencing at 7:00pm.

K Knappett extended her apologies for the next meeting.



(Chairperson) oate:_l-+-lb\S lr-14-__

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•• ~

STAGE 3- OWNERS CORPORATION THE OWNERS- STRATA PLAN 60590 - WONDAKIAH ESTATE- WOLLSTONECRAFT BAY NSW

The Executive Committee for 2013/2014 was formed at the Annual General Meeting of the Owners Corporation, held on August 6"' 2013 at 7.11 pm at Admirals Place, Wondakiah Estate. Enquiries regarding this Annual General Meeting should be directed to the Secretary on [email protected]. General enquiries regarding our strata scheme can be directed to the Estate Manager, Mr James Hickson of Building Facilities Management Solutions PIL at the Estate Office on [email protected] or 9954-3986 or to the Strata Manager, Gareth Craig at Dynamic Property Services P/L on 9263 9916 or [email protected].




PRESENT:

IN ATTENDANCE:


ON FRIDAY 16 MAY 2014 AT 7.00PM

P Barry (Chairperson) C Douglas M Allsop

A Boyland

Confirmation of Minutes: RESOLVED that the minutes of the previous Executive Committee Meeting held on 27 March 2014 be confirmed as a true and correct record of that meeting.


Treasurers Report February 2014: The financials for the period ending April 2014 were tabled.

The Treasurer reported the as of the end of April 2014, the administrative fund had a surplus of $149,810. However there are a number of expenses that have been approved but no in the accounts including $24k for utilities, approximately $20K for consultancy and legal fees related to the defects and approximately $3K of expenses that have been approved in prior months that have not been paid by Dynamic Property Services. Once these expenses have been accounted for the surplus would reduce to approximately $102K.

The sinking fund remains at a balance of over $1M. Only $47K has been expensed this year as the committee is waiting for the

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MINUTES OF EXECUTIVE COMMITTEE MEETING OF THE OWNERS- STRATA PLAN 60590 HELD AT ADMIRALS PLACE, WONDAKIAH ESTATE ON FRIDAY 16 MAY 2014 AT 7.00PM


5. EXTRAORDINARY GENERAL MEETING:

defects program to be finalised.

The Treasurer has again asked DPS (via e-mail) to follow up on the issue of the electricity accounts and other items approved but not yet paid.

The committee also discussed the need to start completing budgets for 2014/15. M Allsop reported that theCA budget will be available in October 2014. The committee has asked if the CA can complete their budgets earlier as it is the biggest expense item for Stage3 and there needs to more certainty of costs for the development of the Stage 3 budget. M Allsop will make a request to the Treasurer of the CA.

Cooling Towers

The committee is still awaiting a quote to complete the work and the engineer's report. M Allsop to follow up with the Estate Manager. The aim is to have this project completed prior to the defects works commencing.

M Allsop reported that all the other items on the maintenance report are being progressed. C Douglas asked about the tile cleaning as the area on level 4 Justicia has not improved. M Allsop stated that the other levels had been redone and he would follow up with the Estate Office

The committee discussed the resolutions that need to be included for the meeting. These are

• accept the deed of release

• approve proposed savings identified by Diagnostech in relation to defects works

• accept the appointment of builders RBS to be contracted for the work

• proposal to seek nominations for a subcommittee to review external colour scheme

• Proposal to seek nominations for a subcommittee to provide feedback to the committee on the

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superintendence arrangement

The committee agreed to put together a pack of information for the meeting for the owners to review which includes:

• The Deed of release

• Updated detail pertaining to the proposed cost savings outlined by Diagnostech

• Budget assessment provided by Diagnostech

• Gant chart outlining the sequence of works

• Cash Flow forecast for the rectification project

In addition, P Barry will complete an Executive summary of the all the information. In relation to the superintendent, M Allsop and C Douglas have developed a scope of work. A couple of alternative providers will be asked to quote and this can be compared to the Diagnostech submission. P Barry to provide alternate providers and C Douglas to organise the quotes with the assistance of DPS.

P Barry raised the issue whether the Balustrades should be replaced with a powder coated product (similar to the current product) or a marine grade stainless steel product which would have longer life. P Barry will ask Diagnostech for a quote for the stainless steel product.

It is proposed to have the EGM in early June however the committee will need to give 2 weeks' notice of the meeting, so it will depend on when all the documentation is complete to when the EGM can occur.

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(a) Lower Lagoon:

(b) Main Waterfall:

The lower lagoon project was delivered under budget and on time. The original project value was $211,867.71 plus gst and the final project value was $204,566.06 plus gst. A liner solution was adopted which is proven in practice (eg Parliament House Canberra) and a management plan was produced for the estate. After about 6 months in service, a rip was found in a sump area which caused the lagoon to drain. The manufacturer attended site and helped diagnose the problem as a result of pump suction on a "loose" area of liner, which has now been corrected. The work was undertaken over several weeks in order to perform an extensive array of diagnostics and subsequent tests after repair. In practice, it has been found that the chlorine levels in the lower lagoon required to deal with duck droppings (sanitising and prevention of growth of algae) are in excess of manufacturer recommendations. The risk is that high chlorine (much higher than a pool, say) can cause a reduction in the life of the liner. In cooler months this appears much less of a problem, but summer appears problematic. The CA have sought legal advice on the obligations on the specifier, and potential liability in the event of failure. In parallel, advice is being sought on alternative treatment measures for the duck droppings which may not have a negative impact on the durability of the liner. Overall, the cascade system and lower lagoon are performing as expected. Fine tuning of the level management system is still underway, as is the means by which refill occurs (mix of mains feed and bore).The circular "fig tree area" to the northeast of the lagoon will be fully grassed and will receive perimeter planting during winter. This is an attractive, cost effective solution for the time being while major CA works are accommodated.

The main waterfall project is now structurally and operationally complete after a series of substantial delays. The original project vale was $338,216.08 plus gst and the current contact value is $387,817.04 plus gst. The entire fac;ade was repaired and rerendered to a high standard. Much of the delay was weather related at the time the fac;ade was to be painted. The water flow has been fine tuned to provide a modest, even flow to provide an economical operating rate with minimum noise intrusion on nearby residents. The cost of fac;ade works is shared between the CA and Stage 1, given that the 51 carpark wall forms the upper


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MINUTES OF EXECUTIVE COMMITTEE MEETING OF THE OWNERS- STRATA PLAN 60590 HELD AT ADMIRALS PLACE, WONDAKIAH ESTATE ON FRIDAY 16 MAY 2014 AT 7.00PM

(c) Upper Lagoon:

(d) Rainforest Waterfall:

(e) Grass Batter:

(f) "Pyramid Feature":

(g) Landscape Management:

(h) Recreational Building (Gym & Pool &

part of the waterfall fac;:ade. During the works, it was found that the block wall behind the waterfall did not have the engineering integrity expected. This was not discovered until the wall was "opened up", and resulted in a variation to the contracted works to provide additional stiffness and reinforcement. This additional work has now also been completed, and it too is to a high standard. A lighting solution is in place, the lower pond has a tiled perimeter to assist cleaning, and the lower planting is being reinstated. The planter boxes high up on the wall are fully lined and ready for a planting solution to be proposed. TheCA will consider alternative proposals for planting taking account of considerations of appearance, initial cost, maintenance, and viability of the plant material before approving any further works. Professional advice is being sought on this.

No issues have been found with the upper lagoon. The CA sinking fund provides for eventual replacement of the liner, but there is no evidence of this being needed in the short term.

No issues have been found with the rainforest waterfall other than regular maintenance of pumps and the level management system.

The steep grass batter to the northwest of the upper lagoon was mooted to be stripped of grass and turned into a stepped, mulched and planted garden bed to resolve WH&S issues raised by the previous contractors. While this is still on the "prospective" list of projects, the new contractor has provided equipment and WH&S certification for work on this area as-is. The CA are not giving this area priority at present.

This was removed years ago due to perennial operational problems and leaks. While within the 53 area, it is strictly a CA facility. A garden design has been prepared for this dead zone between Hoya and Kunzea. Formal quotations will be sought once 53 rectification work in this area nears completion.

The CA is very pleased with the quality of works performed by the new contractors, Skyline. They are using winter to thin some areas out and prepare new planting for spring. TheCA have asked them to avoid "new" works in the vicinity of the buildings commencing or about to commence rectification work in order to avoid loss and damage.

Various minor repairs are in progress in this area. The major work ahead relates to the spa area where the roof slab overhead

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Spa):

(i) Children and Noise:

6. GENERAL BUSINESS:

7. NEXT MEETING:

is showing signs of settlement. An engineering review is underway to determine the best means of repair. The CA are of the view that this should be done thoroughly and not just a simple "patch up". We await advice.

The Stage 2 EC has formally complained to the CA about children playing on the grass area below Gardenia and near the lagoon. It would seem that 2 or 3 residents provide repeated disapproval of children playing there after school and on weekends. Additionally, Stage 2 have formally complained about use of the function room and are seeking to have this banned. Again, this would seem to stem from a small number of residents expressing concern. A formal review of complaints is underway to determine the facts of this matter, and Stage 3 views would be welcome. The booking rules for the function centre are strict but "sensible", and the CA has insisted that the Estate Office make these clear to residents at the time of booking. There was one instance of a children's party with an amplifier during summer which was acted on quickly by the security guard. There was only one reported instance of inappropriate use of the upper pool, again acted upon by the security guard. In both these instances, the responsible resident was seemingly unaware of conditions to be observed. These both occurred prior to the current "reinforcement of rules" practice in the Estate

No letters for Stage 3 were tabled

Resolved that the next Executive Committee Meeting be held on Tuesday, 17 June-5-A!'ril 2014 after the EGM.

There being no further business the Chairperson declared the meeting closed at pm.


(Chairperson) Date: ___ } 1_____,(,__6-_,

1,_/_1_9-___ _

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.~,-~ ~~SICorp ~§~ NSW Self Insurance Corporation

Strata Plan 60590 Cl- J.S.Mueller & Co Lawyers 1st Floor, 240 Princess Highway ARNCLIFFE NSW 2205

Dear Sir,

Claim Number: 3277

Contact: Telephone: Facsimile: Email: Date:

James Feros 9228 3951 9228 3870 james. [email protected]. gov. au 20 March 2014

Contractor: Multiplex Constructions Pty Ltd and Multiplex Constructions (NSW) PtyLtd

Address:

Claimant:

2-8 Gas Works Road, Wollstonecraft NSW

The Owners- Strata Plan No. 60590

We refer to your letter of 12 March 2014.

The Building Insurers' Guarantee Corporation has considered the amendments requested. Using the same points contained in your letter we advise the following:

1. Agreed iri part. A search of Land and Property Information, (attached for your reference) notes the address for the common property of Strata Plan 60590 as 2-8 Gas Works Road. As such the address has been amended to reflect this;

2. Agreed and amended as per point 1 above;

3. Agreed and amended accordingly;



6. Agreed and amended accordingly; and

7. Not agreed. The amount of $7.550 million was offered on the basis of a global, full and ftnal settlement. Accordingly, latent conditions are already dealt with in the settlement amount and latent defects are, by definition, out of time to be claimed (any hidden defects cannot be known and therefore could not have been known or claimed before the period of insurance expired.

The amended deed is enclosed for execution by your client.

Should you have any queries, please contact the undersigned.

y~::lll~~ ( Ja;fies Feros ..... e1aims Case Manager

Building Insurers' Guarantee Corporation

Postal Address: PO Box A2615 Sydney South NSW 1235 tel 02 9228 3829 fax 02 9228 3870

www.sicorp.nsw.gov.au .


.r,~• ~lt;SICorp NSW ,

GOVERNMENT NSW Self Insurance Corporation

Deed of Assignment & Release

This deed dated 2014 is made between:

(1) The Owners -Strata Plan No. 60590 of 2-8 Gas Works Road, Wollstonecraft in the State of New South Wales ("the Claimant")

and

(2) The Building Insurers' Guarantee Corporation, of Level 17, 201 Elizabeth Street, Sydney in the State of New South Wales ("the Guarantee Corporation").

Recitals

1. The Claimant is a beneficiary under a policy of insurance ("the Policy") issued under Part 6 of the NSW Home Building Act 1989 ("the Act"), the details of which are as follows:

Insurer: HIH Casualty & General Insurance Limited

Insured builder: Multiplex Constructions Pty Ltd and Multiplex Constructions (NSW) Pty Ltd

Property: 2-8 Gas Works Road Wollstonecraft NSW

Policy number: 9770NK23122

2. HIH Casualty & General Insurance Limited ("the Insolvent Insurer"} is in liquidation and is an "insolvent insurer" for the purposes of Part 6A of the Act.

3. The Claimant has made a claim, numbered 3277 ("the Claim"}, under Part 6A of the Act in respect of loss resulting from defective work, arising from residential building work carried out at the Property.

4. The Claim has been accepted by the Guarantee Corporation to the extent described in the Building Structure, Fabric and Services Defects Rectification Works Technical Specification, Specification No. 12318, dated 29 February 2012 from Diagnostech Pty Ltd ("the Diagnostech Specification"}.

5. The Claimant has agreed irrevocably to assign to the Guarantee Corporation all rights in respect of the matter covered by the Indemnity on the terms of this deed.

Operative provisions

6. In consideration of the Guarantee Corporation's undertaking set out in clause 7 below, the Claimant hereby assigns to the Guarantee Corporation, absolutely for the Guarantee Corporation's own use and benefit, all rights:

(a) in respect of the matter covered by the Indemnity; and

(b) to pursue those rights or any of them, including (without limitation) the right in the assignee's own name to prove in respect of the Indemnity in the liquidation of the Insolvent Insurer and the right to receive and retain the sum paid in respect of or on account of the Claim, whether as a result of any judgment, settlement, dividend or otherwise.

7. In consideration of the assignment effected by clause 6 above, the Guarantee Corporation hereby undertakes to pay to the Claimant, within 20 business days

1


t

8.

of the execution of this deed, the sum of $7,550,000.00 in full and final settlement of the claim including, without limitation, all defective residential building work to be rectified pursuant to the Diagnostech Specification and certain other associated costs and expenses ("the Indemnity"). The Indemnity does not include any amount for goods and service tax under the A New Tax System (Goods and Services Tax) Act 1999. The Guarantee Corporation is not liable to indemnify the claimant for any such sums as the claimant is a registered entity under Part 2-5 of that Act.

Without prejudice to the operation of the assignment otherwise than pursuant to this clause, if in future it is necessary for the Claimant to do any act or execute any document in order to secure to the Guarantee Corporation the full benefit of the assignment of the Claim, or if the assignment is for some reason ineffective, the Claimant undertakes that the Claimant will do whatever the Guarantee Corporation may reasonably ask the Claimant to do in order to secure that benefit. The Guarantee Corporation is to bear any cost involved in the Claimant so doing and indemnifies the Claimant against any costs or liability which might arise from the Claimant so doing.

9. Without prejudice to the operation of the assignment otherwise than pursuant to this clause, the Claimant:

10.

(a) agrees that the Guarantee Corporation, should it wish, may use the Claimant's name for the purpose of enforcing or recovering on the Claim or any payment or dividend in respect of the Claim; and

(b) agrees that the Guarantee Corporation is to be subrogated to any rights or remedies of the Claimant to enforce or recover any money in respect of the matter covered by the Indemnity and that the Guarantee Corporation can take any steps (if necessary in the Claimant's name) to exercise or enforce those rights or remedies;

provided that the Guarantee Corporation bears any cost involved in doing so and indemnifies the Claimant against any costs or liability which might arise from doing so.

The Claimant acknowledges and agrees that the Claimant has no right to seek any further payment or indemnity respect of the Claim other than that which is provided for in or by the Indemnity (even if the amount of the Claim was greater than any amount mentioned in the Indemnity), whether from the Insolvent Insurer or the Guarantee Corporation. For clarity, the Claimant releases the Guarantee Corporation from any liability in connection with the Claim, the Indemnity, the Property, the Diagnostech Specification and the Policy.

11. The Claimant shall hold the money on trust, for the sole purpose of effecting the repairs or works (and covering associated costs and expenses) and, until the money is so applied, in a separate account forming part of the Claimant's administrative fund. The Claimant undertakes:

(a) to provide the Guarantee Corporation with evidence, in such form as may reasonably be required by the Guarantee Corporation, of expenditure of the money; and

(b) to repay to the Guarantee Corporation any amount not spent within 24 months from the date of this deed or such longer period as agreed between the parties and the Guarantee Corporation must not unreasonably refuse to agree to such longer period as the Claimant requires. Without limiting the generality of the foregoing the Guarantee Corporation will agree to a longer period commensurate with the period up to the date for the final payment under the building contract pursuant

2


to which the repairs or works are performed, provided that the Claimant does all things reasonably necessary on its part to enter into and perform the building contract in a proper and timely fashion. Any such unused amount is admitted to be a debt owed to the Guarantee Corporation by the Claimant and the Guarantee Corporation shall be entitled to commence proceedings for recovery of that debt.

11A. The claimant shall be entitled to use the money on trust up to its full value for the performance of the rectification of all the defects accepted by the Guarantee Corporation and identified in the Diagnostech Specification without regard to the cost of the work and repair in respect of any individual item within the Diagnostech Specification.

12. In the event that the Claimant subsequently sells the Property within any period during which the indemnity provided in Part 6 of the Act would otherwise be applicable, then, prior to entering into any contract for the sale of the Property with any prospective purchaser, the Claimant agrees to provide specific notice to any such purchaser of the defective or incomplete work and of the fact that the Guarantee Corporation paid the cost of effecting the repairs or works required by the approval and the Claimant accepted the above amount in full and final satisfaction of a claim under Part 6A in respect of that defective work.

13. In the event that the Claimant fails to provide the specific notice to a purchaser provided for in clause 12 above and that purchaser subsequently makes a claim under Part 6A in respect of the defective work, the Claimant shall indemnify the Guarantee Corporation, its successors or assignees, for any such amount subsequently paid by the Guarantee Corporation, its successors or assignees, in respect of the defective residential building work and for any legal, administrative or other costs or expenses incurred in dealing with the subsequent claim.

14. The Claimant warrants to the Guarantee Corporation that:

(a) the information the Claimant has provided to the Guarantee Corporation and agent of the Guarantee Corporation in relation to the Policy and in respect of the Claim is true and correct;

(b) the Claimant has disclosed to the Guarantee Corporation all information relevant to the Claim;

(c) the Claimant has not settled, compromised, discharged, received payment in respect of, or otherwise given a valid receipt for the Claim; and

(d) the Claimant has not lodged a proof of debt with the liquidators of, and has not been paid any amount by, the Insolvent Insurer in respect of the Claim.

15. This deed is not intended to affect or impede, or any assignment occurring by, the operation of section 103M of the Home Building Act 1989.

16. Each party shall bear its own costs of the negotiation and execution of this deed.

17. This deed is governed by and shall be construed in accordance with the law of New South Wales and the parties agree to submit to the jurisdiction of the courts in that State.

' 18. Nothing in this deed shall be read in favour or against a party due to the drafting

of this deed by the Guarantee Corporation.

3


19. If a provision of this deed is or becomes illegal, void, invalid or unenforceable, that shall not affect the validity or enforceability of any other provision of this deed.

Executed as a deed.

The common seal of the owners corporation must be affixed in the presence of two authorised persons in the space provided to the right of the signatures below:

Name: ................................. . Secretary or strata manager (signature)

and

Name: ................................. . Member of executive committee (signature)

being persons authorised by section 238 of the Strata Schemes Management Act 1996 to attest the fixing of the seal.

Signed by on behalf of the Guarantee Corporation

in the presence of

........................................

Neil Calvert Claims Manager Building Insurers' Guarantee Corporation

ELECTRONIC FUNDS TRANSFER DETAILS:

Name of financial institution:

Branch location:

BSB number:

Name(s) of account holder(s):

Account number:

4


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~-~';JOSTECH

1 A

ltern

ative

Wo

rks Me

tho

do

log

ies B

ud

ge

t Asse

ssme

nt

The follow

ing Table in

ten

ds to provide the O

wn

ers C

orporation with

a sum

ma

ry of the forecasted p

roje

ct costs based on the Alte

rna

tive

Sco

pe

s I Works M

eth

od

olo

gie

s for the reported defects proposed rectification works. T

he tables utilise the prices within the revised te

nd

er

submission by the preferred te

nd

ere

r Rem

edial Building S

ervices (RB

S) and also includes a su

mm

ary o

f oth

er project-related costs.

For an item

-by-item analysis o

f the original ten

de

r prices compared to

the revised ten

de

r prices please see the

updated 'Te

nd

er A

nalysis S

chedules' (attached).

Table 1 -

Bu

dg

et co

sts com

pa

rison

for ca

rrying

ou

t the

pro

ject w

ith a

do

ptio

n o

f the

Alte

rna

tive S

cop

es I W

orks M

eth

od

olo

gie

s

Dia

gn

oste

ch P

ty Ltd

B

uilding an

d P

roo

ertv C

on

sul! ants

Syd

ne

y L

eve

l 5, 55

Ch

an

do

s Street, S

t Leonarcls, NS

W 2

06

5

P: +61 (2) 9

90

6 3

11

5 F

: +61 (2)9

90

6 4

11

5

Website: w

ww

.diagnostech.com.au

-............___ ~

JAS~ANZ

PO

Bo

x 232. Bu

dd

ina

QL

D 4

57

5

: .

Su

nsh

ine

Co

ast

G

P: +61 (7) 5

43

7 6

21

2 F. +61 (2

)99

06

41

15

T

·-: --.-

APPR

OV

ED

AP

PR

OV

ED

C

OM

PA

NY

C

OM

PA

NY

ASIIIZS oant

IS09001

OH

&S

Q

uality

----<{]VtS~~· q.Ms=~


~

., ~!3,-;;;H

No

tes to T

able 1

i. T

en

de

r prices relate to the revised prices submitted by R

emedial B

uilding Services (R

BS

) within their revised tender subm

ission. We

consider that we have carried o

ut a detailed tender analysis process to date in order to establish a preferred tender.

ii. R

efer to the attached Te

nd

er A

nalysis Schedules fo

r a detailed comparison o

f the original Specification tender values and revised

tender values based on the Alternative S

copes I Wo

rk Methodologies.

iii. N

o allowances have been m

ade for vaca

nt possession o

f the building and/or affected sole occu

pa

ncy units.

iv. T

he amount for 'R

BS

Revised T

ender' is based on their revised ten

de

r submission dated 25104114.

v. T

he am

ou

nt fo

r 'Superintendence fees' is based on D

iagnostech Fee P

roposal dated 25/06112 (letter no.16750).

vi. T

he amount for 'T

echnical Specification' includes the agreed costs w

ith the insurer plus the additional funds (Excluding G

ST

) for the

revised AE

&D

FE

R fo

r the 25m+

Justicia requirement.

vii. T

he am

ou

nt fo

r Hom

e Warranty Insurance is estim

ated at 1% o

f Contract V

alue which is considered to be reasonably accurate but

not exact.

viii. T

he am

ou

nt fo

r 'Com

plying Developm

ent I Peer R

eview I P

CA

' is based on James A

lexander & A

ssociates (JAA

) Fee P

roposal dated 25102/14. T

he amount also includes a m

andatory levy of 0.35%

of P

roject value for fire-related works.

ix. T

he am

ou

nt for 'A

E&

D F

ire Inspections I Certifications' is based on approxim

ately on

e inspection from

an AE

&D

fire engineer per level per building plus and allow

ance for final certification docum

entation (for satisfaction of the P

CA

). Also included is an allow

ance fo

r technical advice.

·~··

x. T

he am

ou

nt for 'Interest' is based on the prelim

inary cash flow forecast attached in w

hich assumes a constant interest rate o

f 3% p.a.

compounded m

onthly. The cashflow

fore

cast has been developed in conjunction w

ith the preferred contractor, i.e. the progress paym

ents are considered to be reasonably accurate in relation to the scheduled progress of the w

orks. Note w

e have not carried out a detailed assessm

ent in relation to maxim

ising the financial performance o

f the funds, i.e. further analysis should be carried ou

t in relation to term

s deposits etc. The 'interest' am

ount is considered to be indicative only.

xi. W

e note that security in the form o

f ba

nk guarantees o

r cash retention will be held on the C

ontractor in accordance with contractual

requirements h

ow

eve

r this has not been reflected in the cashflow forecasts.

xii. W

e note th

at the allow

ance in relation to on-site building ma

na

ge

me

nt representative is based on inform

ation provided by the EC

.

DIAG

NO

STECH

PTY LTD

BuiM

ng and Property C

onsultants

~.

~-

2 of2


J .J

~AC3NO!fiTECH

TE

ND

ER

AN

AL

YS

IS S

CH

ED

UL

ES

Page 1 of8

~-

Tenderers C

ompany nam

e

Tenderers A

ustralian Business N

umber (A

BN

)

Builders Licence N

umber

Tenderers address

Nam

e of authorised person representing the T

en

de

rer

Position o

f authorised person representing the Tenderer

Signature o

f authorised person representing the Te

nd

ere

r

Total T

ender Am

ount inclu

din

g G

ST

(transferred from T

ender Schedule 1)

Allow

ance for H

ome O

wners W

arra

nty Insurance

Tender subm

ission validity period

All rates and prices shall be firm

for the duration o

f the Contract

Lead time from

receipt of Letter o

f Engagem

ent

Project duration

Workers com

p insurance details attached

Product and public liability insurance details provided

Acknow

ledge all prices and rates include GS

T

Acknow

ledge liquidated damages o

f $0.00 +

GS

T I day

Acknow

ledge that the contractor will be

appointed the principal contractor and hence has allow

ed for all the responsibilities of a

principal contractor in accordance with the

WH

S A

ct20

11

A

cknowledge that the T

en

de

r Subm

ission fully MrnnHo~ w

ith the Te

nd

er D

ocuments

Lump S

um

Prov. C

ost

weeks

Y/N

w

eeks

weeks

Y/N

Y

/N

Y/N

Y

/N

Y/N

Y/N

2-8 Gasw

orks Road, W

ollsto

ne

craft-

Wo

nd

akia

h S

tage 3 Defects R

ectification

Wo

nd

akiah S

tage 3

Rem

edial Building S

ervices Australia

45

077 954 459

122865C

88 Vo

re S

t, Silverw

ater

Chris Jakovljevic

Manager

$8,076,020.00 $6,953,730.00

$60,000.00 $60,000.00

30 30

y y

6 6

80 80

y y

y y

y y

N/A

N

/A

y y

y y


) )

Ten

der S

ched

ule 1 -T

en

de

r Itemised

Break-u

p

1.01 3.1

Prelim

inaries $552,000.00

$552,000.00 ----------------------------------------------

1.02 3.2

Schedule o

f Rates W

orks Include in others

Include in others

1.03 3.3

Access A

rrangements

Include in others Include in others ·"' ·

1.04 3.4

Inspections I

Include in others I

Include in others

1.05 3.5

Wo

rk Gen

eral Req

uirem

ents

1.06 3.5.1

Access for F

acades and Oth

er W

orks

-------~~~~~~~~~-----~-------~::.~:~:· 1.07

3.5.2 O

verhead Protection

----------------------~

1.08 3.5.3

Materials S

election Include in others

Include in others 1.09

3.5.4 S

urface Preparation

Include in others Include in others

1.10 3.5.5

Materials A

pplication Include in others


3.5.6 E

xisting Services


1.12 3.5.7

Deconstruction, D

ismantling, R

elocation and Dem

olition Include in others


3.5.8 R

einstatement


1.14 3.5.9

Defect Inspection and R

ecording $9,000.00

$9,000.00

1.15 3.5.10

Crack and Joint S

ealants Include in others


3.5.11 P

ainting Include in others

Include in others

$1,382,500.00 $1,382,500.00

Page 2 o

f 8 2-8 G

asworks R

oad, Wo

llston

ecra

ft-W

ondakiah Stage 3 D

efects Rectification


e e

Ten

der S

ched

ule 1 ·T

en

de

r Itemised

Break-u

p

l]:l[CiiW

""'!"~'i=-

1.17 3.6

De

fects R

ectifica

tion

Wo

rks 1.18

3.6.1 D

e-bonded Render

1.19 3.6.1.2

Render R

ep

air-

Allow

provisional quanitity of 943sqm

at R

ate R2 (area up to 1.0sqm

) P

rov S

um

------~~.!!.~,~~-~:~~------~------E~?"~~~~~-~-----

1.20 3.6.1.3

Control Joints

Lu

mp

Su

m

------~~~-~,~~-~:~~-----_)·-----~~~~!~-~~~~-'! ____ _

1.21 3.6.2

Spalling C

on

crete

-A

llow provisional quanitity o

f 200L at R

ate SP

2 (volume up to 5L)

Pro

v Su

m

, ______ J_~~!~.'!~;~.!!_ ______ J _______ ~~-~c'!~~-~~----~"f

1.22 3.6.3

Corroded B

ar C

hairs, Tie W

ire and Form

work D

ebris etc L

um

p S

um

, ______ J_!~!~£~:~~-----J-------~~-~c'!~~~'!~------

1.23 3.6.4

Cracked R

ender, Concrete and M

asonry

1.24 3.6.4.2

Crack R

epair L

um

p S

um

-------~~!..~,~~-1!:~~------'-----J~?~!~~~;~-~-----

1.25 3.6.4.3

Structural C

rack Repair

Lu

mp

Su

m

-------~?!~~~:~-~-------'-------!~!~?..~:~~-------

1.26 3.6.4.4

Cavity W

all Flashing R

elocation L

um

p S

um

-------~~~~,~~~:~~------'------~~~?!~~~;~-~-----

1.29 3.6.5

Corroded B

rick Ties

Lu

mp

Su

m

______ !~~-~!~~-'!:~~-----_) ______ ~).~?!~~~;~_'! ____ _

1.30 3.6.6

Deteriorated P

ergolas (refer Te

nd

er A

ddendum 03-1)

Lu

mp

Su

m

·-------~~~-~!~~-~:~~-----_) ______ ~!~~!~-~~;~_'! ____ _

1.31 3.6.7

Deteriorated W

indow &

Door Lintels and R

oof Support B

eams

Lu

mp

Su

m

·-------~~!?!~~-'!:~~-----_)------~~~?!?.~~;~_'! ____ _

1.32 3.6.8

Deteriorated B

alustrades (refer Te

nd

er A

ddendum 03-2)

Lu

mp

Su

m

______ !~~~,~~-'!:~~------'------~!..!~!~~~;~£ ____ _

1.33 3.6.9

Water P

enetration into Sole O

ccupancy Unit Internal S

paces

1.34 3.6.9.1

Investigations L

um

p S

um

_______ J?!~~~:~-~-------1 _______ ,!~,~~-~:~~-------

1.35 3.6.9.2

Rectification W

orks -A

llow provisional sum

of $5,000 for each w

ater penetration occurrence P

rov S

um

------~!~-~,~~-~:~~------'------~-~~~!~-~~;~_'! ____ _

1.36 3.6.1 0

Defective W

et A

rea Waterproofing

Lu

mp

Su

m

-------~-~~!~£~:~~-------~-------~~-~c'!~~-£~------

SU

BT

OT

AL

$2,768,720.00

$2,566,120.00

Page 3 o

f 8 2-8 G

asworks R

oad, Wo

llston

ecra

ft-W

on

da

kiah

Stage 3 D


26

/05

/14

l~lllillllllllllllllll!lllil!!il 1ti:.i!!!it••.,


) \

Ten

der S

ched

ule 1 -T

en

de

r Itemised

Break-u

p

1.37 3.6

Defects R

ectification

Wo

rks -C

on

tinu

ed

1.38 3.6.11

Water P

enetration into Carparking Internal S

paces (Refer T

ender Addendum

03-3) L

um

p S

um

---------~~!~-~!~-~~;~-~--------

----------~~-~~Z~!:~~ 1.39

02A

Movem

ent Cracks in C

arpark Slab

Refer T

end

er Sch

edu

le 2 1.40

02B

Wa

ter penetration through car park slab expansion joints

Refer T

end

er Sch

edu

le 2 1.41

02C

Water penetration through drainage risers

Refer T

end

er Sch

edu

le .2 1.42

02D

Water penetration through w

ater feature on podium level

Refer T

end

er Sch

edu

le 2

1.43 3.6.12

De-bonded W

all Linings to Internal Com

mon A

reas (refer Tender A

ddendum 03-4)

Lu

mp

Su

m

1.44 3.6.13

Cracked and D

islodged Fibre-C

ement P

anels L

um

p S

um

L~~~~~~~~~~::~~~:~~~~:~~::~~~~~~t~~~~~~~~~~=~:390.00 1.45

3.6.14 C

racked Wall T

iles L

um

p S

um

1.46 3.6.15

Cracked W

all Tile G

rout L

um

p S

um

1.47 3.6.16

Cracked I D

efective Plasterboard

Lu

mp

Su

m

l----------!!?1~~~:~-~----------J--------------~~-·~~------------------------------------------

---------------1.48

3.6.17 D

efective Ceiling C

ornice L

um

p S

um

1.49 3.6.18

Defective P

aint Application to Internal S

paces L

um

p S

um

1.50 3.6.19

Defective F

loor Slabs

Lu

mp

Su

m

1.51 3.6.20

Defective T

imber S

ill Reveals

Lu

mp

Su

m

1.52 3.6.21

Defective T

imber A

rchitraves L

um

p S

um

1.53 3.6.22

Defective S

liding Door A

ir-seals L

um

p S

um

SU

BT

OT

AL

Page 4 o

f 8 2-8 G

asworks R

oad, Wo

llston

ecra

ft-W

ondakiah Stage 3 D


26

/05

/14


) l

Te

nd

er S

che

du

le 1 -T

en

de

r Item

ised

Bre

ak-u

p

1.54 3.7

De

fective

Bu

ildin

g S

ervice

s Insta

llatio

ns

1.55 3.7.1

Defective Light F

ittings/Wiring/S

witches

Pro

v Su

m

1.56 3.7.2

Inadequate Mechanical V

entilation L

um

p S

um

1.57 3.7.3

Defective W

ater Supply P

ipes L

um

p S

um

1.58 3.7.4

Defective A

ir-conditioning L

um

p S

um

I $660.00

I $0.00

1.59 3.8

Op

tion

al W

orks

1.60 3.8.1

Option to R

epair and Replant B

alcony Planter G

ardens -include $5,000 for purchase o

f new plants

Lu

mp

Sum

$66,000.00

1.61 4

BC

A N

on

-Co

mp

lian

ce F

ire an

d L

ife S

afe

ty De

fects -

Re

fer A

E&

D 'R

ectifica

tion

Wo

rks Pe

rform

an

ce S

pe

cificatio

n' V

6

Re

fer A

E&

D report fo

r numbers referenced b

elo

w

1.62 2

Pe

rform

an

ce S

pe

cificatio

n

1.63 2. 1

Fire sealing o

f tops of w

alls and floor slabs where only 1 side o

f the floor is fire rated L

um

p S

um

$53,940.00

1.64 2.2

Fire D

amper installations and Inspection panels to access fire dam

pers L

um

p S

um

700.00 $223,700.00

1.65 2.3

Fire collar installations

Lu

mp

Sum

$36,760.00

760.00

1.66 2.4

Building services penetrations required to have a F

RL

Lu

mp

Sum

.00

$35,200.00

1.67 2.5

Openings in and construction o

f walls required to have an F

RL (fire doors)

Lu

mp

Sum

$5,370.00

1.68 2.6

Sm

oke seals to electrical cupboards L

um

p S

um

.00

1.69 2.7

General F

ire Sealing Inform

ation N

ote

in

clud

e in

oth

ers

inclu

de

in o

the

rs

1.70 2.8

Alternative solution R

ectification Works

Lu

mp

Su

m

inclu

de

in o

the

rs in

clud

e in

oth

ers

1.71 2.9

Fire C

ontrol Centre

Lu

mp

Sum

1.72 2.10

Sm

oke Detection, T

hermal D

etection, Fire Indicator P

anel, Sub-F

ire Indicator Panels (refer T

ender Addendum

03-8) L

um

p S

um

inclu

de

in o

the

rs in

clud

e in

oth

ers

1. 73 2. 11

Building O

ccupant Warning S

ystem

Lu

mp

Sum

in

clud

e in

oth

ers

inclu

de

in o

the

rs

SU

BT

OT

AL

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26/05/14


j )

Te

nd

er S

che

du

le 1 -T

en

de

r Item

ised

Bre

ak-u

p

tJ:lfCfl'"•

to:mn~'n"I'I~

1.74 2.12

Sm

oke Seals

Lu

mp

Su

m

__________ !~~!~-~~~~E_ _________ J ___________ ~~_!l_.~~~:~-~----------

1.75 2.13

Drencher P

rotection, Self C

losing Doors and F

ire Rated R

oller Shutter

Lu

mp

Su

m

----------~~-~~!~~-~:~~----------1----------~J-~~!~E.~:~~---------

1.76 2.14

Handrails, S

lip resistant Nosings, B

alustrades and Singage

Lu

mp

Su

m

----------~~~~!~~-~:~~---------J----------~~-~~2~~~:~~----------'I 1.77

2.15 E

mergency Lighting, Lighting Levels and E

xit Signage

Lu

mp

Su

m

__________ !~!~-~~~~-~----------L--------~~~~~~:~~----------

1.78 2.16

Com

bustible Material and F

ire rated/Non-com

bustible Boards

Lu

mp

Su

m

, __________ !~~!~-~~~~E_ _________ J __________ !~~_.E_~~:~~----------

1.79 2

.17

A

nti-tamper D

evices L

um

p S

um

·-----------~_!1_.~~~:~-~----------_J __________ J_~~~~~~~~-----------

1.80 2.18

Block P

ans L

um

p S

um

in

clud

ed

ab

ove

in

clud

ed

ab

ove

1.81 2.19

Installation of A

utomatic S

liding Fire D

oors to Carpark Levels

Lu

mp

Su

m

----------~~~~!~~-~:~~----------~--------------~~~~-~-------------1.82

2.20 O

ther Work

Pro

v Su

m

---------~~!~-~~!~E.~:~~--------_1 _________ ~)!~-~~!~-~!:~~--------

1.83 2.21

Acceptible M

aterials N

ote in

clud

e in

oth

ers

inclu

de

in o

the

rs

1.84 3

Oth

er R

eq

uire

me

nts

1.85 3.1

Location of penetrations -

Fire R

ated Walls

Note

inclu

de

in oth

ers

inclu

de

in o

the

rs

1.86 3.2

Progressive D

ocumentation o

f Work

No

te

inclu

de

in o

the

rs in

clud

e in

oth

ers

1.87 3.3

Warranty R

equirements

Lu

mp

Su

m

inclu

de

in o

the

rs in

clud

e in

oth

ers

1.88 3.4

Certification

Lu

mp

Su

m

inclu

de

in o

the

rs in

clud

e in

oth

ers

1.89 3.5

Com

pliance Standards

Note

inclu

de

in o

the

rs in

clud

e in

oth

ers

SU

BT

OT

AL

---------~~!~E.?!~~~:~~---------~---------~)!_!i_~~!~!~~~--------

To

tal T

en

de

r Sch

ed

ule

1 (pa

ge

s 1 -5 in

clusive

) Lu

mp

Su

m A

mo

un

t Inclu

din

g GS~

$8,076,020.00 1

$6,953,730.00 1

Lu

mp

Su

m A

mo

un

t Exclu

din

g G

ST

I $7,341,836.36

1 $6,321,572.73

1

Fire R

ectification Works only

$2,087,430.00 $2,254,311.00

Page 6 o

f 8 2-8 G

asworks R

oad, Wo

llston

ecra

ft-W

ondakiah Stage 3 D



I )

)

02B

Wa


Lu

mp

Su

m

401m

$16,800.00

1A

02B

Wa


Lu

mp

Su

m

51m

$3,150.00

2 S

pec 3.6.11.8 P

erimeter W

all L

um

p S

um

20 lm

$30,800.00

3 S

pec 3.6.11.8 P

erimeter w

all L

um

p S

um

10 lm

$15,400.00

4 0

2C

-T

ype 2 W

ate

r penetration through drainage risers with slab cracking

Lu

mp

Su

m

10

0m

2

$78,750.00 ·><

5 02A

M

ove

me

nt cracks in carpark slab

Lu

mp

Su

m

21m

$900.00

5A

02A

Movem

ent cracks in carpark slab L

um

p S

um

21m

$600.00

6 0

2A

M

ovement cracks in carpark slab

Lu

mp

Su

m

10 lm

$2,880.00

7 02B

W

ate

r penetration through car pa

rk slab expansion joints L

um

p S

um

71m

$3,600.00

8 0

2A

M

ove

me

nt cracks in carpark slab

Lu

mp

Su

m

10 lm

$2,880.00

9 0

20

W

ate

r penetration through wa

ter feature on podium

level L

um

p S

um

1

50

m2

$121,500.00

10 d

ele

ted

11 02B

W

ate

r penetration through car pa


um

p S

um

421m

$18,700.00

12 02B

W

ate

r penetration through car p

ark slab expansion joints

Lu

mp

Su

m

20 lm

$11,050.00

12

A

02B

Wa

ter penetration through ca

r pa


um

p S

um

201m

$10,200.00

13 0

2C

-T

ype

2 W

ate


Lu

mp

Su

m

32

m2

$27,200.00

14 0

2C

-T

ype 2 W

ate


inclu

ded

abo

ve (No

. 13)

15 0

2A

M


Lu

mp

Su

m

41m

$1,300.00

16 0

2C

-T

ype 2 W

ate


Lu

mp

Su

m

22

m2

$18,900.00

17 deleted

18 0

2C

-T

ype 2 W

ate


Lu

mp

Su

m

20

m2

$17,100.00

19 0

2C

-T

ype

2 W

ate


Lu

mp

Su

m

1.5

m2

$2,400.00

20 0

2C

-T

ype 2 W

ate


Lu

mp

Su

m

1m

2

$1,600.00

21 02B

W

ate

r penetration through car park slab expansion joints

Lu

mp

Su

m

22 0

2C

-T

ype

2 W

ater penetration through drainage risers with slab cracking

Lu

mp

Su

m

14

m2

$11,900.00

23 0

2A

M


Lu

mp

Su

m

401m

$16,200.00

24 0

2C

-T

ype

2 W

ate


Lu

mp

Su

m

24

m2

$22,800.00

25 0

2A

M


Lu

mp

Su

m

10 lm

$5,400.00

26 0

2C

-T

ype 2 W

ate


Lu

mp

Su

m

1m

2

$1,800.00

27 0

2C

-T

ype 1 W

ate

r penetration through drainage risers with no slab cracking

Lu

mp

Su

m

11m

$1,350.00

28 0

2C

-T

ype 2 W

ate


Lu

mp

Su

m

20

m2

$17,100.00

29 0

2C

-T

ype

1 W

ate


Lu

mp

Su

m

11m

$1,350.00

30 0

2C

-T

ype 1 W

ater penetration through dra

ina

ge

risers with no slab cracking

Lu

mp

Su

m

21m

$1,800.00

31 0

2A

M


Lu

mp

Su

m

1.51m

$300.00

Page 7 o

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asworks R

oad, Wo

llston

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ondakiah Stage 3 D


26

/05

/14


) )

32 0

2C

-T

ype 1 W

ate


Lu

mp

Sum

11m

$1,500.00

33 0

28

W

ater penetration through car park slab expansion joints L

um

p S

um

21m

$3,500.00

34 0

2C

-T

ype 1 W

ate


Lu

mp

Su

m

1m

2

$1,3~0.00

35 deleted

Lu

mp

Sum

36 0

2C

-T

ype 2 W

ate


Lu

mp

Sum

2

1m

2

$20,500.00

37 0

2C

-T

ype 1 W

ate


Lu

mp

Su

m

11m

$1,350.00

38 deleted

39 0

2C

-T

ype 2 W

ate


Lu

mp

Sum

1

2m

2

$13,500.00

40 0

2C

-T

yp

e2

W

ate


Lu

mp

Su

m

4m

2

$3,900.00

41 0

2C

-T

ype 1 W

ate


Lu

mp

Su

m

1.5 m2

$2,062.00 . .,

42 0

2C

-T

ype 1 W

ate


Lu

mp

Su

m

11m

$1,350.00

43 0

28

W

ate

r penetration through car p

ark slab expansion joints

Lu

mp

Su

m

11m

$1,800.00

44 0

2C

-T

ype 1 W

ate


Lu

mp

Su

m

11m

$1,350.00

45 0

2C

-T

ype 2 W

ate


Lu

mp

Su

m

4m

2

$3,900.00

46 0

2C

-T

ype 1 W

ate

r penetration through drainage risers with n

o slab cracking

Lu

mp

Sum

21m

$1,800.00

47 0

2C

-T

ype 2 W


Lu

mp

Su

m

24

m2

$22,800.00

48 0

2C

-T

ype 2 W


Lu

mp

Su

m

4m

2

$4,500.00

49 0

2C

-T

ype 2 W


Lump S

um

12

m2

+ 10 lm

$20,900.00

50 0

2A

M


Lu

mp

Sum

61m

$2,300.00

51 deleted

52 0

2C

-T

ype 1 W

ater penetration through drainage risers with no slab cracking

Lu

mp

Su

m

21m

$2,700.00

53 0

2C

-T

ype 1 W

ate


Lu

mp

Su

m

11m

$1,350.00

54 0

2C

-T

ype 1 W

ater penetration through drainage risers with no slab cracking

Lu

mp

Sum

11m

$585.00

55 0

2A

M


Lu

mp

Su

m

21m

$810.00

56 0

2C

-T

ype 2 W

ate


Lu

mp

Su

m

8m

2

$7,980.00

Return to S

ite to reinject cracks afte

r 12 month period

Lu

mp

Sum

$33,270.00

Other

Lump S

um

$0.00

SU

BT

OT

AL

$

62

0,7

67

.00

Page 8 o

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asworks R

oad, Wo

llston

ecra

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ondakiah Stage 3 D


26

/05

/14


) P

reliminary C

ash Flow F

orecast

~;,cH

WO

ND

AK

IAH

STAG

E 3 DEFEC

TS RE

CTIFIC

ATIO

N PR

OJEC

T: PR

ELIM

INA

RY

CA

SH

FLOW

FOR

ECA

ST

CA

SH FLO

W

Pre-p

roject

Pre-p

roject

1 2

3 4

s 6

7 8

Pre-m

onth 1 P

re-month 2

Month 1

Month 2

Month 3

Month 4

Month 5

Month 6

Month 7

.•Month 8

Opening balance

$7,550,000.00 $7,484,475.00

$7,490,213.38 $7,029,296.09

$6,586,497.64 $6,118,084.79

$5,485,631.59 $4,911,795.90

$4,425,572.96 $3,929,078.15

IN

Interest(@ 3%

.p.a) $18,875.00

$18,711.19 $18,725.53

$17,573.24 $16,466.24

$15,295.21 $13,714.08

$12,279.49 $11,063.93

$9,822.70

OU

T

Progress P

ayments to

Contractor

$0.00 $0.00

$378,135.77 $417,139.71

$439,520.89 $588,260.00

$532,005.53 $451,962.30

$460,232.90 $314,947.85

Progress P

ayments to

Superintendent

$0.00 $0.00

$35,922.90 $39,628.27

$41,754.48 $55,884.70

$50,540.53 $42,936.42

$43,722.13 $29,920.05

Hom

e Warranty Insurance

$63,215.73 .,

Technical S

pecifications $84,400.00

CDC P

rocess $12,972.81

Role of PCA

$1,400.00

AE&

D Fire

$1,235.29 $1,235.29

$1,235.29 $1,235.29

$1,235.29 $1,235.29

$1,235.29

Building M

anagement

$2,368.42 $2,368.42

$2,368.42 $2,368.42

$2,368.42 $2,368.42

$2,368.42 $2,368.42

Balance

$7,484,475.00 $7,490,213.38

$7,029,296.09 $6,586,497.64

$6,118,084.79 $5,485,631.59

$4,911,795.90 $4,425,572.96

$3,929,078.15 $3,590,429.24

) )

Prelim

inary Cash Flow

Forecast

9 10

11 12

13 14

15 16

17 18

19 M

onth 9 M

onth 10 M

onth 11 M

onth 12 M

onth 13 M

onth 14 M

onth 15 M

onth 16 M

onth 17 M

onth 18 M

onth 19 TO

TALS

$3,590,429.24 $3,186,147.39

$2,818,170.61 $2,072,000.88

$1,656,176.47 $1,562,887.21

$1,429,156.57 $1,201,434.61

$1,020,930.88 $839,719.21

$673,720.62

$8,976.07 $7,965.37

$7,045.43 $5,180.00

$4,140.44 $3,907.22

$3,572.89 $3,003.59

$2,552.33 $2,099.30

$1,684.30 $202,653.55

$374,113.43 $340,035.10

$684,576.65 $379,909.32

$85,685.83 $122,405.61

$207,937.12 $164,295.53

$164,529.94 $150,222.98

$65,656.28 $6,321,572.73

$35,540.78 $32,303.33

$65,034.78 $36,091.39

$8,140.15 $11,628.53

$19,754.03 $15,608.08

$15,630.34 $14,271.18

$6,237.35 $600,549.41 $63,215.73 $84,400.00 $12,972.81

$1,400.00 $1,400.00

$4,200.00 $1,235.29

$1,235.29 $1,235.29

$1,235.29 $1,235.29

$1,235.29 $1,235.29

$1,235.29 $1,235.29

$1,235.29 $10,000.00

$31,000.00 $2,368.42

$2,368.42 $2,368.42

$2,368.42 $2,368.42

$2,368.42 $2,368.42

$2,368.42 $2,368.42

$2,368.42 $2,368.42

$45,000.00

$3,186,147.39 $2,818,170.61

$2,072,000.88 $1,656,176.47

$1,562,887.21 $1,429,156.57

$1,201,434.61 $1,020,930.88

$839,719.21 $673,720.62

$589,742.88


•

,oA _,o· GE. ,~

MINUTES OF THE EXTRAORDINARY GENERAL MEETING OF THE OWNERS- STRATA PLAN 60590 HELD AT ADMIRALS PLACE WONDAKIAH ESTATE 12 GAS WORKS RD, WOLLSTONECRAFT- TUESDAY 17 JUNE 2014

AT6.35 PM

MINUTES OF THE

EXTRAORDINARY GENERAL MEETING

Present:

FOR

The Owners - Strata Plan No 60590

ABN 69 784 629 277 HELD AT ADMIRAL'S PLACE, WONDAKAIAH ESTATE,

12 GAS WORKS ROAD, WOLLSTONECRAFT ON TUESDAY 17 JUNE 2014 AT 6:35PM

Owner: Lot:

P Jones (Lot 1) A Bugden (Lot 8) M Staples (Lot 9) C Douglas (Lot 11) S Lennard & B Armstrong (Lot 12) K Elliott (arrived at 7.00pm) (Lot 13) K Joshie (Lot 16) P Brown (Lot 18) R Mayo (Lot 24) F & C Sijthoff (Lot 27) P & E Barry (Lot 29) N & V Clements (Lot 31) P Quealey (Lot 32) A Smith (Lot 33) P Partridge (Lot 34) M Felton (Lot 41) P & J McGrath (Lot 42) M Allsop (Lot 45) N Wong (Lot 52) C Dowling (Lot 54) K Knappett (Lot 65)

Present by proxy: Owner: Lot: Proxy To:

M Cheng (Lot 21) J Yau

20 Lots were present in person or by proxy - and with this 20 Lots there were 32604 UEs present, satisfying the quorum requirement of not less than 25% of all UEs being in attendance.


In Attendance

Motion 1:

Minutes of Previous Annual General Meeting:

Motion 2:

Resolution to Accept BigCorp Deed of Settlement:

Motion 3:

Project Overview I Summary:

Motion 4:

Ordinary

P Elliott C Leach R & D Wood D Stephenson & T Mackay R Dib R Van Aalst

(Lot 13) (Lot 37) (Lot 39) (Diagnostech - left at 7.15pm) (Building Manager) (Dynamic Property Services)

Resolved that the minutes of the last general meeting of the owners corporation, being the (Annual) General Meeting held on 6 August 2013, a copy of which is set out in Schedule 1 to the Notice of EGM for The Owners - SP60590 dated 2 June 2014 be confirmed.

Resolved that the owners corporation accept and enter into the deed of assignment and release between the owners corporation and the Building Insurers Guarantee Corporation in settlement of the owners corporation's home warranty insurance claim for building defects, and authorises the execution of the Deed of Settlement by the Secretary and Chairman of the owners corporation.

Project Overview I Summary to be provided by Tom Mackay and Dennis Stephenson of Diagnostech Diagnostech provided an overview I summary of the building defect rectification works including an summary of the following documents:

(a) Alternate Work Methodologies Budget Assessment;

(b) Tender Analysis Schedule- Original vs. Alternative;

(c) Preliminary Cash Flow Forecast;

(d) Building Defects Rectification works Tender Addendum No.03;

(e) Remedial Builders Professional Overview;_ Resolution to Appointment Remedial Building Services Australia to undertake the Defect Rectification works

Resolved the owners corporation appoint Remedial Building Services Australia with the following actions and acknowledgements;

(a) The owners corporation acknowledges that it is the intention to undertake all works as per th€ project specifications provided by Diagnostech and AE & D.

(b) That the owners corporation, acknowledges that as the works are progress there 'is a possibility that the extent of some works will be greater than anticipated, requiring greater funds and that this will result in alternative work methodologies to be implemented.

(c) Authorises the Executive Committee to provide


~ QU1Ltq 0 1

MINUTES OF THE EXTRAORDINARY GENERAL MEETING OF THE OWNERS- STRATA PLAN 60590 HEL ·A;fr······:;..~~/ ADMIRALS PLACE WONDAKIAH ESTATE 12 GAS WORKS RD, WOLLSTONECRAFT- TUESDAY 17 JUNE 0-E

Motion 5:

Ordinary:

Motion 6:

Ordinary:

Motion 7:

EC Overview:

Vote of Thanks:

AT6.35 PM

instructions to Diagnostech to draft the building contract in the sum of $6,321,575.73 (Plus GST) with a second separable portion in the sum of $566,857.27 (plus GST) between Remedial Building Services Australia and the Owners - Strata Plan 60590;

(d) The owners corporation approves the affixing of the common seal and the execution of the building contract by the Secretary and Chairman on its behalf following the contracts being_ reviewed by an experienced lawyer.

Resolution to approve the appointment of a lawyer to prepare payment schedules in the event a payment dispute arises during the building defect rectification works

Resolved that the owners corporation authorises the Executive Committee to refer any payment disputes that may arise under The Building and Construction Industry Security of Payment Act 1999 (NSW), during the building defect rectification works to a lawyer selected by the Executive Committee for the preparation of an appropriately structured payment schedule for a cost not exceeding $18,000.00.

Creation of a Sub-Committee to review the external colour scheme

Resolved that the owners corporation create a subcommittee to review the external colour scheme of Stage 3 through the following process:

(a) nominations to the sub-committee are to be received from the floor;

Kirsten Knappett, Arlene Smith, Pamela Partridge, Vanessa Clements, Kalpi Joshie and Brenda Armstrong.

(b) the owners corporation endorses the appointment of the nominees to the external colour scheme subcommittee.

The sub-committee will review, put together a revised colour scheme, and with approval from the Executive Committee this will be adopted. Project Superintendence

The Executive Committee provided an overview of the proposed approach and rationale to the project superintendence.

A vote of thanks to P Gatward and A Borland as well as previous Executive Committee members for all their hard work and efforts in progressing the defects claim to its ' conclusion and successful settlement.


•

MINUTES OF THE EXTRAORDINARY GENERAL MEETING OF THE OWNERS- STRATA PLAN 60590 HELD ADMIRALS PLACE WONDAKIAH ESTATE 12 GAS WORKS RD, WOLLSTONECRAFT- TUESDAY 17 JUNE 2014

AT6.35 PM

Closure: There being no further business the Chairperson declared the · meeting closed at 7 .SOpm.

•

L---------------------~--------------------------------------------~.~-~0 .·.·.·. --

Certified as a Complete copy of the Minutes:

Chairman Dated:

. . . . . .

I . . . . ..... .


STAGE 3- OWNERS CORPORATION THE OWNERS· STRATA PLAN 60590 • WONDAKIAH ESTATE· WOLLSTONECRAFT BAY NSW

The Executive Committee for 2013/2014 was formed at the Annual General Meeting of the Owners Corporation, held on August 6"' 2013 at 7.11pm at Admirals Place, Wondakiah Estate. Enquiries regarding this Annual General Meeting should be directed to the Secretary on [email protected]. General enquiries regarding our strata scheme can be directed to the Estate Manager, Mr Richard Oib of Building Facilities Management Solutions P/L at the Estate Office on [email protected] or 9954-3986 or to the Strata Manager, Gareth Craig at Dynamic Property Services P/L on 9263 9916 or [email protected].



HELD FOLLOWING THE EXTRAORDINARY GENERAL MEETING IN ADMIRALS PLACE, WONDAKIAH ESTATE, 12 GAS WORKS ROAD, WOLLSTONECRAFT

ON TUESDAY 17 JUNE 2014 AT 8.10PM

PRESENT:

IN ATTENDANCE:

1. PREVIOUS MEETING:

Confirmation of Minutes:


Treasurers Report -May 2014:

Peter Barry (Chairperson) Clare Douglas Michael Allsop Kirsten Knappett

Richard Dibb (Building Manager) Reena Van Aalst (Dynamic Property Services)

Resolved that the minutes of the previous Executive Committee Meeting held on 16 May 2014 be confirmed and signed as a true record, subject to the following amendments relating to Motion 8 Community Association Issues, points (a) - Lower Lagoon and (b) -Main Waterfall:-

The managing agent did not include the project table relating to the cost of the lower lagoon and main waterfall. This will be included in the minutes of the next executive committee meeting.

The Treasurers report for May 2014 was tabled and noted. As of May 2014, the administration budget shows a surplus of $101,324.00 and the sinking fund has a

r, ~.·· \J DYf!!~r:}f:..~ F:\Buildings\60590\Meetings\2014\ECM 170614\ecm17Jun2014min Final.doc Page 1 of5

~ ~ Visff our Resident's Web Site by scanning the QR Code or at www.wondakiah.eom.au/stage3

•


MINUTES OF EXECUTIVE COMMITTEE MEETING OF THE OWNERS- STRATA PLAN 60590 HELD AT ADMIRALS PLACE, WONDAKIAH ESTATE ON TUESDAY 17 JUNE 2014 FOLLOWING THE



surplus of $1,129,758.00

The following instructions were provided to the managing agent: • All community association levy statements are to be

approved prior to payment. • Copies bf all utility invoices since January 2014 to

date are to be provided to the Treasurer. • The address for service of invoices and utility

invoices is to be reinstated to the estate office. • The Treasurer requested that confirmation be

provided regarding payment of invoices not noted as paid in the accounts. The Managing Agent will also provide details of cash payments from July 2013 to-date.

• List of accruals provided by the treasurer to be confirmed as received by the Managing Agent.

• Sinking Fund budget to include provisions for extra resourcing, consultants and any works not included in the scope (such as plantar boxes & caulking), cooling towers & rusting beams in the cooling tower etc, as part of the defect rectification works.

• Draft budget to be provided to the Treasurer by Friday 4 July 2014 for inclusion at the next executive committee meeting.

• Final accounts to be provided to the Treasurer, by close of business, Monday 7 July 2014.

The executive committee considered ongoing maintenance issues/contracts that may be required. The following was noted:

Cooling Towers: A final recommendation has not yet been received for the cooling towers. The Engineers report will be obtained and circulated to the executive committee members.

Advice was sought from the Engineer regarding whether or not there would be improved efficiency of the cooling and additional cost (if any).

The Building Manager was instructed to provide an update on the rusting beams in the cooling tower .in his next report.

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(a) Update on Stage 3 Maintenance Projects & Maintenance Report:

(b) Update on CA Projects & Maintenance Report:

5. PROGRESS REPORT ON STAGE 3 'PROJECTS' PLANNED/UNDERWAY /COMPLETED IN LAST MONTH:


R ! ti

Tiles on Levels 1, 3, 4 & 5: The Building Manager has obtained a quotation for the tiles to be polished after being grinded and re-sealed. A plan will be implemented for access by residents during these works.

Inspection Report: Estate manager to provide inspection report each month for tabling at the committee and subsequent inclusion in minutes.

Waterfall/Lower Lagoon: It was advised that the waterfall comm1ss1oning has occurred. All remediation works for the waterfall and lower lagoon have been completed with no additional costs incurred through the delays.

Spa: A report has been obtained for remediation recommendations for the corroded beam above the spa. Cost of works has not yet been received.

Design of Pyramid Waterfall Area: CA has approved the design in principle. CA is to be requested to approve Remedial Building Services as the builder selected by Stage 3 to provide a quotation so that the works can be undertaken at the same time as the defect rectification works.

(a) General Update on the Project Status: This was provided at the EGM held before this meeting.

(b) Risk Matrix for Remediation Works: The fee proposal from Cadence received today for a risk assessment for the project management services was tabled and discussed. This will be

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6. OWNER CONSENTS I ENFORCEMENT OF BY-LAWS I RESIDENT'S INSURANCE CLAIMS:

Presentation, update & actions following review of By-law Enforcement Matrix:


(a) Ratification of Instructions:

(b) CA Meeting- 2 July 2014:

~~ ( '~i

considered by the executive committee.

The executive committee is evaluating the proposals from Highground Engineering and Diagnostech for the superintendence services.

Lot 63 (Hoya)- Fridge on Balcony: The Managing agent to check past minutes as resident has still not removed the fridge on their balcony. The matter should have proceeded to mediation.

Lot 47 (Hoya) - Application for Cat Netting on balcony: This application was approved on the basis of the obscurity of the location and does not provide precedence for future applications.

Note: Peter Barry voted against the motion.

Resolved that the executive committee ratify instructions to the CA representative provided informally by the majority of the committee for June 2014 in respect of CA executive committee business.

The executive committee do not agree to the principles stipulated by Stage 2 for use of the function room for banning of children's parties as it is their belief that residents need to be more responsible.

Stage 3 executive committee support continued use of the function room including children's parties provided that the terms and conditions of hire are adhered to and resident making the booking is advised at the time of booking.

Booking procedures have been changed to ensure that residents initial each page of the booking form.

The executive committee provided instructions to tAe CA representative in relation to decisions to be made at the

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(a) Correspondence:

(b) Other Business:

9. NEXT MEETING:

(Chairperson)

CA meeting scheduled for Wednesday 2 July 2014.

It was requested that the CA determine their budget in a timely manner so that each stage can determine their budget accordingly.

PLEASE ADD THIS PARAGRAPH: The CA approve in principal engaging an additional resource in the Estate Office for resident co-ordination during remediation works across the estate. Costs would be shared with other stages in a proportion to be agreed. A start date and cost sharing basis for such a resource will be proposed by the CA once the dates of actual works for 51, 52 and 53 are better understood.

No correspondence was received.

It was advised that agendas and minutes are not being issued within the statutory timeframe and the managing agent was requested to ensure that this be rectified.

The Chairman advised that he will not be re-standing at the upcoming AGM. The executive committee will be seeking new members, especially due to the rectification works about to take place.

Resolved that the next Executive Committee Meeting be held on Tuesday 22 July 2014 at 7.00pm. The Annual General Meeting will be held on Tuesday 12 August 2014.


(Date) ['

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w Page 5of5

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25/3/2014

Attention: The Owners - Deposited Plan 270176 Cl- Mike Allsop

Dear Mike,

Project Ref: 626.201205 Letter No: 17681

RE: 12 GASWORKS ROAD, WOLLSTONECRAFT- "WONDAKIAH" WATERFALL AND LOWER LAGOON RECTIFICATION PROJECT COSTS

Further to your request; within the table below we have itemised the services provided by Diagnostech and the associated fees. We have also summarised the Contract values in terms of costs between Biltbeta (the Contractor) and the Principal/ CA (and Stage 1 ).

Consultancy Scope of Services Costs - between the CA and Diagnostech Pty Ltd

Service Fee- Waterfall {Ex GST) Fee- Lower Lagoon {Ex GST) Diagnosis & Investigations $6,500.00; complete $3,765.00; complete

Specification, and Terms and $6,1 00.00; complete $3,500.00; complete

Conditions

Tender Process $1 ,800.00; complete $1 ,200.00; complete

Post-tender phase $1 ,900.00; complete

Contracts Phase $1 ,200.00; complete $1 ,200.00; complete

Project Superintendence 9.5% of contract value = 9.5% total contract value = $36,842.62; in progress $19,433.78; complete

Other- Structural Analysis $1 ,520.00; complete -Other- Expert Determination

$2,000 (estimate only); pending -of St 1 I CA costs

Project Contract Costs - between the CA and Biltbeta Constructions Pty Ltd

Original Project Value $233,054.48 $211,867.71 As per Tender I Contract

Final Project Value $225,022.67 $204,S66,06

Waterfall Project

Original Project Value· $372,037.69 $338,216.08 As per Tender I Contract

Current Contract Value $426,598.7 4 $387,817.04 Includes all approved works. Estimate only for CA = $342,412.74 Estimat~ gnly for Stage 1 = $1}4, 186.00

Diagnostech Pty Ltd Consuftents

Sydney Level 5. 55 Chandos Street. St Leonards. NSW 2065 p +61 (2) 9906 31"15 F. +6'1 (2)9906 411.5

Website: www.diagnostech.com.au

JAS~ANZ

Sunshine Coast PO Box 232, Buddina QLD 4575 p +61 (7} 15437 6212 F. +61 (2)9906 4115 'G

APPROVED APPROVED COMPANY COMPANY

AS/IIZS 4801 ISO&OOI OM&8 Quality ... ._...... ......... MatJli9!B'I"lllt~ma

q.Ms=:~"· (~'\1S~:"'


We trust that this cost breakdown is of assistance. Please contact the undersigned should you have any queries.

Yours sincerely, Diagnostech Pty Ltd

Tom Mackay Project Superintendent

DIAGNOSTECH PTY LTD Building and Property Consultants

2 of2


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STAGE 3- OWNERS CORPORATION THE OWNERS- STRATA PLAN 60590- WONDAKIAH ESTATE- WOLLSTONECRAFT BAY NSW

The Executive Committee for 201312014 was formed at the Annual General Meeting of the Owners Corporation, held on August 6th 2013 at 7.11pm at Admirals Place, Wondakiah Estate. Enquiries regarding this Annual General Meeting should be directed to the Secretary on [email protected]. General enquiries regarding our strata scheme can be directed to the Estate Manager, Mr Richard Dib of Building Facilities Management Solutions PIL at the Estate Office on [email protected] or 9954-3986 or to the Strata Manager, Gareth Craig at Dynamic Property Services PILon 9263 9916 or [email protected].



HELD IN ADMIRALS PLACE, WONDAKIAH ESTATE, 12 GAS WORKS ROAD, WOLLSTONECRAFT ON TUESDAY 22 JULY 2014

AT 7.00PM

PRESENT:

IN ATTENDANCE:

1. PREVIOUS MEETING:

Confirmation of Minutes:


Treasurers Report -June 2014:

Peter Barry (Chairperson) Clare Douglas Michael Allsop Kirsten Knappett

Richard Dibb (Building Manager) Gareth Craig (Dynamic Property Services) S Leonard M Joshie P Brown B Armstrong

Resolved that the minutes of the previous Executive Committee Meeting held on 17 June 2014 be confirmed and signed as a true record of that meeting.

The Treasurers report for June 2014 was tabled and noted. As of June 2014, the administration fund shows a surplus of $60,115.55 and the sinking fund has a surplus of $1,140,922.13.

A letter from Dynamic Property services advising of an updated fee schedule was tabled. The managing agent to provide a comparison of the old fees to new fees.

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Visit our Residenrs Web Site by scanning the QR Code or at www.wondakiah.eom.au/stage3


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MINUTES OF EXECUTIVE COMMITTEE MEETING OF THE OWNERS -STRATA PLAN 60590 HELD AT ADMIRALS PLACE, WONDAKIAH ESTATE ON TUESDAY 252 JULY 2014

Review of 2014/2015 Budget:



(a) Update on Stage 3 Maintenance Projects & Maintenance Report:

(b) Update on CA Projects & Maintenance Report:

The Proposed Budget with an Administrative Fund levy of $544,351.54 and Sinking Fund of $224,055 were presented. It was noted this represents an increase of 2.8% compared to the total levies raised in 2013/2014.

The executive committee considered ongoing maintenance issues/contracts that may be required. The following was noted:

Tiles cleaning: The Building Manager advised that the cleaning of selected areas of tiles has been undertaken by Tile Care. A cost comparison to be undertaken on cleaning or replacement. The cost to clean will be between $20 to $30 per square meter. The Building Manager to obtain quotations for replacement of all entries of both buildings with porcelain tiles.

General inspection report: The Building Manager advised that the report has been prepared and circulated. Identified repairs have been saved on MEX system and will be addressed when a number of items can be given at one time to appropriate contractors.

Cooling Tower beam: The Building Manager to liaise with Diagnostech to determine the cost to repair the beams.

Waterfall: It was advised that the waterfall commiSSioning has occurred with further defects to be rectified.

Lower Lagoon: The Building Manager advised that a meeting has been held with Membranes Australia and the maintenance contractor to discuss the chlorine levels. Diagnostech are reviewing the information to determine a

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MINUTES OF EXECUTIVE COMMITTEE MEETING OF THE OWNERS- STRATA PLAN 60590 HELD AT ADMIRALS PLACE, WONDAKIAH ESTATE ON TUESDAY 252JULY 2014

5. PROGRESS REPORT ON STAGE 3 'PROJECTS' PLANNED/UNDERWAY /COMPLETED IN LAST MONTH:


management solution to ensure sufficient dosing can occur without damaging the lining. The Building Manager to determine the reading of the upper lagoon in summer.

Spa: A report has been received on remediation of the corroded beam above the spa. A quotation from Unicorn for $40,900.00 (plus GST) for structural repairs to cracking in the suspended beam in the ceiling is to be approved by the CA Executive Committee.

Budget: The CA to be asked to include the pyramid water feature in the 2014/2015 budget.

Repainting of common property such as balustrades and retaining walls to be included in the CA budgets for the following 2 years.

Gym: The CA to repair all items in the gym identified in the MEX report as one project and for this item to be included the 2014/2015 budget.

Admirals Place hire: It was noted that the Building manager has amended the terms and conditions for the hire of the room to clearly state the obligations to residents when the room is hired.

(a) General Update on the Project Status: The indicative start dart for works is the 1st of September 2014.

The builder and superintendent are to be locked into lump sum contracts.

The executed deed has been sent to Bigcorp have signed the deed of release with funds to be deposited in the owners corporations account in the coming weeks.

' The location for the site office and storage are to be determined.

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MINUTES OF EXECUTIVE COMMITTEE MEETING OF THE OWNERS- STRATA PLAN 60590 HELD AT ADMIRALS PLACE, WONDAKIAH ESTATE ON TUESDAY 252 JULY 2014

6. OWNER CONSENTS I ENFORCEMENT OF BY-LAWS I RESIDENT'S INSURANCE CLAIMS:

Presentation, update & actions following review of By-law Enforcement Matrix:

'

(b) Risk Matrix for Remediation Works: It was noted that Cadence are currently undertaking the risk assessment for the project management services. Upon receipt the contracts will be sent to J. S. Mueller & Co for review.

(c) Evaluation of proposals for superintendent services: Resolved that the fee proposal from Diagnostech for superintendent services be accepted subject to the review from Cadence and J. S. Mueller & Co.

(d) Colour presentation: A presentation was made of the new colour scheme. The colour subcommittee to recommend the selection to the Executive Committee who will then submit this to the AGM to approve the new scheme. Meetings will be held will representatives from Stages 1 & 2 seeking their approval and the colours will be displayed for owners to view.

(a) Lot 12 (Justicia) - Works Resolved that the application dated 9 July 2014 from the owners of lot 12, apt. 4D Justicia requesting permission to add tile flooring in the lounge and hallway of the apartment and replace the existing tiles in the wet areas and letter from Lawyers Chambers dated 17 July 2014 be considered by the Executive Committee and approved.

(b) Lot 16 (Justicia)- Works Resolved that the application dated 15 July 2014 from the owners of lot 16, apt. SD Justicia requesting permission to replace the carpeted and tiled areas at the entrance, lounge and hallway with floor tiles and remove the bath-tub in tl)e bathroom and install a new hot water unit, washing machine and drier in the area where the tub was located and to remove internal stud walls I accordance with the

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MINUTES OF EXECUTIVE COMMITTEE MEETING OF THE OWNERS- STRATA PLAN 60590 HELD AT ADMIRALS PLACE, WONDAKIAH ESTATE ON TUESDAY 252 JULY 2014


(a) Ratification of Instructions:

(b) CA Meeting- 25 July 2014:

engineers report from Xavier Knight dated 10 July 2014 be considered by the Executive Committee and approved.

(a) Lot 63 (Hoya)- Fridge on Balcony: The Managing agent to follow up with owner and agent and commence action for a penalty for the non removal of the fridge.

Resolved that the executive committee ratify instructions to the CA representative provided informally by the majority of the committee for July 2014 in respect of CA executive committee business.

Resolved that resources for additional services will be required for Stage 3 and that discussions be held with the Building Managers to enter into a formal agreement. It was noted that other stages will have the potential to join at a later date.

The executive committee provided instructions to the CA representative to vote in favour of the following motions to be made at the CA meeting scheduled for Friday 25 July 2014.

Main Waterfall Cost Apportionment That the apportionment of Main Waterfall Restoration costs between the Community Association and SP58146 as detailed in Diagnostech's letter of 31 May 2014 be accepted, with no requirement for an Expert Determination.

Admirals Place Estate Office Refurbishment and Layout Changes That the quotes from BiltBeta for $20,931.38 (plus GST) for reconfiguration work and from The Barn for $4,800.00 (plus GST) for office furniture be accepted.

Repair of Ceiling Cracks above Spa in the Landing That the quote from Unicorn for $40,900.00 (plus GST) for structural repairs to cracking in the suspended beam in the ceiling above the Spa, be accepted, noting the structural engineer Hyder's comment th,at further structural damage may be uncovered.

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MINUTES OF EXECUTIVE COMMITTEE MEETING OF THE OWNERS -STRATA PLAN 60590 HELD AT ADMIRALS PLACE, WONDAKIAH ESTATE ON TUESDAY 252 JULY 2014


(a) Correspondence:

(b) Other Business:

9. NEXT MEETING:


(Chairperson)

Lot 16 (Justicia)- balustrade around planters A letter requesting consideration be given to moving the balustrade between Unit balconies and planters back to the outside edge of the planters. The owner was requested to draft a letter to other similarly affected lots to form a working group.

Lot 29 (Justicia) - DA Resolved that the DA application relating to works approved under Special By-law 12 be signed and sealed by the owners corporation.

Resolved that the next Executive Committee Meeting be held on Tuesday 12 August 2014 following the Annual General Meeting.


. . . . . . . . . . . . . .

(Date) . . . . . . .

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THE OWNERS - STRATA PLAN 60590 - WONDAK!AH ESTATE- WOLLSTONECRAFTBAY NSW The Executive Committee for 2013114 was formed at the Annual General Meeting of the Owners Corporation, held on 6 August 2013 at 7.00 pm at Admirals Place, Wondakiah Estate. Enquiries regarding this Annual General Meeting should be directed to the Secretary on secretary [email protected]. General enquiries regarding our strata scheme can be directed to the Estate Manager, Mr Richard Dib of Building Facilities Management Solutions P/L at the Estate Office on [email protected] or 9954-3986 or to the Strata Manager, Mr Gareth Craig at Dynamic Property Services P!L em 9263 9916 or [email protected].

Dear Owners,

THE OWNERS - STRATA PLAN 60590 ABN 69 784 629 277

CHAIRMAN'S ADDRESS

Another AGM is upon us. It has been a busy year from the committee's perspective with a lot of work undertaken in relation to remedial programs within stage 3 and the CA. As this committee's term draws to an end I have outlined some of the key issues that are of importance to owners. I encourage as many of you to attend the meeting as we can muster. Whilst there is a lot to look forward to in the year ahead there is much work still to be done.

Ongoing management and levies for Stage 3

The increase in levies that will be proposed at this meeting will be 2.8°/o. This is in alignment with Sydney (All Groups) CPI measurement published by ABS for the 12 months concluding 30 June 2014 of 3°/o.

Schedule 4 to this AGM notice contains all the budget material and provides a high level summary of the last 12 months and the budget for the coming year

Executive Membership

I (Chair) will not be standing for re-election. Clare Douglas our treasurer is moving interstate for work commitments and will not be standing for re-election this year either.

The coming year is one where much will need to be done with the commencement of the remedial works. Any work associated with the remedial work is in addition to the normal requirements of running the owners corporation. I would encourage all owners to consider what they can contribute to the future running of the strata scheme by nominating to join the executive committee.

Defects Rectification Project

A comprehensive update was given at our recent EGM. Post this meeting we have engaged Cadence Australia to undertake a risk assessment of the remediation project, superintendence, contracts and warranties prior to signing contracts.

,R:;_ AGM Notice and Agenda Prepared By the Executive Committee with the assistance ~!' of the Strata Manager { ! Dynamic P ~ _: w ·····""'"-··


~~~ (G~O\C) o, · t l \ I \--;:,:·,·····:~·)

STAGE 3 ... OWNERS CORPORATI~/

RBS, the successful bidders have already been on site to complete preliminary planning in order to commence works on the first of September.

The development application has been lodged and approved.

The committee is finalising arrangements to have a resource located in the estate office dedicated to coordinating works between contractors and residents. We have been in discussion with stages 1 & 2 proposing the sharing of the resource and costs. At this point in time there has not been agreement to this proposal. Stage 3 will employ a resource for our sole use if necessary to ensure we have as smooth and efficient remediation program as possible.

All remediation works will be detailed on the website that owners were given access to in the EGM pack. Simply put the work will commence on Justicia, and then move on to Hoya and finally the Town Houses.

I Separate financial accounts have been set up to manage the remedial works.

The work undertaken to enable the remediation works to be completed within the amount provided by BigCorp has been a very positive outcome from the committee's perspective. At this stage we do not believe there is any need for additional fees to be levied and this has been reflected in the coming financial years budget.

Peter Barry Chairman

Stage 3 Owners Corporation

AGM Notice and Agenda Prepared By the Executive Committee with the assistance

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The Committee for 2013120'14 was formed at the Annual Genera! held on August 2013 at 7.00 pm at Admirals Place. Wondakiah Estate. regarding should be directed to the enqulfies regarding our strata scheme can be directed to the Estate Solutions PIL at the Estate Office on

Present:

at Dynamic Property Services PIL 9263

MINUTES OF THE

ANNUAL GENERAL MEETING

FOR

The Owners Strata Plan No 60590

ABN 69 784 629 277 HELD AT ADMIRAL"S PLACE, WONDAKAIAH ESTATE,

12 GAS WORKS ROAD, WOLLSTONECRAFT

ON TUESDAY 12, AUGUST 2014 AT 7:00PM

P Jones M Staples C Douglas S Lennard & B Armstrong K Elliott K Joshie G & J Farley R Mayo E Barry N & V Clements P Quealey A Smith P Partridge L Haggerty C Leach P & J McGrath M Allsop Y White N Wong C Zhu C Dowling N Wagschall F Rezende K Knappett

(Lot 1) (Lot 9) (Lot 11) (Lot 12) (Lot 13) (Lot 16) (Lot 23) (Lot 24) (Lot 29) (Lot 31) (Lot 32) (Lot 33) (Lot 34) (Lot 35) (Lot 37) (Lot 42) (Lot 45) (Lot 50) (Lot 52) (Lot 53) (Lot 54) (Lot 56) (Lot 61) (Lot 65) ...

Page I or I'

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MINUTES OF THE ANNUAL GENERAL MEETING OF THE OWNERS- STRATA PLAN 60590 HELD AT ADMIRALS PLACE WONDAKIAH ESTATE 12 GAS WORKS RD, WOLLSTONECRAFT

TUESDAY 12TH AUGUST 2014 AT 7.00PM

Present by proxy:

In attendance:

P Mclachlan (Lot 2lproxy to B Armstrong K & M Chu (Lots 3 & 43) proxy to B Armstrong P Frame (Lot 4) proxy to B Armstrong S & P Mack (Lot 5) proxy to B Armstrong M Tang (Lot 7) proxy to B Armstrong A Lo Surdo (Lots 10 & 30) proxy to B Armstrong A Borland & P Brown (Lot 18) proxy to Chairperson V & A Goh (Lot 19) proxy to Chairperson F & C Sljthoff (Lot 27) proxy to B Armstrong M Walsh & K Felton (lot 41) proxy toP McGrath V & S Thomas (lot 47) proxy to Secretary P & R Robinson (Lot 48) proxy to B Armstrong P & K Frame (Lot 51) proxy to B Armstrong L Kidner (Lot 57) proxy to K Knappett H Torode (Lot 66) proxy to B Armstrong L Ho & S Lai (Lot 67) proxy to Secretary

G Craig (Dynamic Property Services) R Dibb (Building Facilities Management Solutions) P Barry (Lot 29) L Knappett (Lot 65)

Note: The motions to which the following resolutions relate are set out in full in the Motions Paper (as it appeared in the Notice of Annual General Meeting for The Owners - Strata Plan 60590 dated 12 August 2014) in "Annexure A" to these minutes.

Motion 1:

Minutes of Previous General Meeting:

Motion 2:

Adoption of Financial Statements:

Motion 3:

Confirmation of General Insurances:

Motion 4:

Fidelity Guarantee & Office Bearers Liability:

Motion 5:

Appointment of an Auditor:

Motion 6:

Application of Sinking Fund Report Summary of Contributions to set

Motion passed as an Ordinary Resolution.


Motions 3(a), 3(b) and 3(c) passed each as an Ordinary Resolution.




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TUESDAY 12TH AUGUST 2014 AT 7.00PM Sinking Fund Budget:

Motion 7:

Adoption of Budget & Raising of Owner Contributions (Levies):

Motion 8:

Adoption/ Affirmation of Operating Rules for the Executive Committee:

Motion 9:

Restrictions Executive Powers:

Motion 10:

on the Committee's

Adoption of New External Paint Scheme

Motion 11:

Appointment of Building Manager:

Motion 12:.

Debt Collection:

Motion 13:

Grant of Licenses:


Motion passed as an Ordina,Y Resolution.


Stephen Lennard (lot 12) tabled legal advice from Amanda Farmer, Partner, at Lawyers Chambers regarding the validity of the 2012 AGM and the "resolution" to repaint Stage 3 with "tonal changes".

Legal advice is that the resolution was invalid as it was based on an Ordinary Resolution. The motion should have been a Special Resolution. A copy of the Lawyers Chambers advice was also sent to the Chairman Peter Barry prior to the AGM.

Motion passed as a Special Resolution.

Unit Entitlements For - 63,753 Unit Entitlements Against- 1,517



Motions 13(a) and 13(b) passed as an Ordinary Resolution.

Motion 13 (c) passed as a Special Resolution.

Unit Entitlements For- 62,850 Unit Entitlements Against- 0

12 month licenses were granted to the following Owners:

Tag # No. Owner (Lot) Store #1 . N Clements (lot 31) Store #2 K Elliott (Lot 13)

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TUESDAY 12TH AUGUST 2014 AT 7.00PM

Motions 14 & 15:

Executive Nominations Election:

Motion 16:

Committee I Size I

Community Association Representative:

Closure:

Store #3 Store #4 Store #5 Store #6 Store #7 Parking #A Parking #B

S Lennard (Lot 12) and M Joshie (Lot 16) P & E Barry (Lot 29) G & J Farley (Lot 23) P Jones (Lot 1) C Leach (Lot 37) P Jones (Lot 1) M & K Allsop (Lot 45)

I

The following persons were nominated as candidates for election to the Executive Committee:

M Allsop (Lot 45) nominated by P Barry (Lot 29) K Knappett (Lot 65) nominated P Barry (Lot 29) S Lennard (Lot 12) nominated by M Joshie (Lot 16) B Armstrong (Lot 12) nominated by V Clements (Lot 31) N Clements (Lot 31) nominated by K Knappett (Lot 67) V Clements (Lot 31) nominated by K Knappett (Lot 57) R Mayo (Lot 24) nominated by V Clements (Lot 31)

No nominee declared any actual or potential conflict of interest.

The number of executive committee members for the coming year be set at seven (7).

Motion passed as an Ordinary Resolution that the number of executive committee members for the coming year be set at seven (7).

Motion passed as an Ordinary Resolution that all of the persons nominated were duly elected to form the Executive Committee for The Owners - Strata Plan 60590 for 2014-2015.

MOVED by P Barry (Lot 29) from the floor and seconded by M Allsop (Lot 45), to amend the draft resolution to read:

That the Community Association representative be appointed by the Executive Committee.

Motion to amend the draft resolution passed as an Ordinary Resolution.


Certified as a Complete copy of the Minutes:

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STAGE 3 .. OWNERS CORPORATION THE OWNERS- STRATA PLAN 60590 - WONDAKIAH ESTATE- WOLLSTONECRAFT BAY NSW

The Executive Committee for 201412015 was formed at the Annual Genera! Meeting of the Owners Corporation, held on August 12"' 2014 at 7.00 pm at Admirals Place, Wondakiah Estate. Enquiries regarding this Annual General Meeting should be directed to the Secretary on [email protected]. General enquiries regarding our strata scheme can be directed to the Estate Manager, Mr Richard Dibb of Building Facilities Management Solutions PIL at the Estate Office on [email protected] or 9954-3986 or to the Strata Manager, Gareth Craig at Dynamic Property Services PILon 9263 9916 or [email protected].




ON TUESDAY 12 AUGUST 2013 IMMEDIATELY FOLLOWING THE ANNUAL GENERAL MEETING AT 9.05PM

PRESENT:

IN ATTENDANCE:

CHAIRPERSON:

CONFIRMATION OF MINUTES:

M Allsop K Knappett S Lennard BArmstrong Naements VOements RMayo

G Craig (Dynamic Property Services) P Bany R Dibb (Building Facilities Management Solutions)

M Allsop

Confirmation of Minutes: RESOLVED that the minutes of the previous Executive Committee Meeting held on 22 July 2014 be amended to include the approval for the owners of Lot 16 to undertake works to their kitchen and other areas. RESOLVED that the amended minutes be confirmed as a true and correct record of that meeting.

ADMINISTRATIVE ITEMS:

Election of Office Holders:

RESOLVED that the following office bearers be appointed:

Chairperson: Secretary: Treasurer:

M Allsop V Clements RMayo


MINUTES OF EXECUTIVE COMMITTEE MEETING OF THE OWNERS- STRATA PLAN 60590 HELD AT ADMIRALS PLACE, WONDAKIAH ESTATE ON TUESDAY 12 AUGUST 2014 IMMEDIATELY

FOLLOWING THE ANNUAL GENERAL MEETING AT 9.05PM

CA Proxy Forms:

Master Key Undertakings:

Bells Lock & Key Instruction:

COLOUR CHANGE:

GENERAL BUSINESS:

~· ~ [ Ji Dynamic ·~ Property56rvices

Signing of Proxy Form.s for CA Meeting was deferred. The Secretary will serve a copy of the Proxy Forms on the Secretary of the Community Association DP 270176.

Signing of Master Key Undertakings & Indemnities was undertaken by the holders of the Stage 3 Grand Master Key was deferred.

Signing of the Bells Locksmith's Lock and Key Work Authorisation Instructions was deferred.

RESOLVED that the proposed colour change for Stage 2 contrast colour from Teal Tree to Duck Egg Blue be formally approved.

RESOLVED that the Owners Corporation:

(a) appoints Brenda Armstrong as its representative (the "CA Representative") in accordance with section 29(1)(d) of the Community Land Management Act, 1989 and to be its nominee and candidate for election to the executive committee of Community Association - DP 270176;

(b) directs the CA Representative, to only appoint as its substitute from time to time, under section 31 of the Community Land Management Act, 1989, the persons from time to time holding the position of "Chairman", "Secretary" or" Treasurer" on the executive committee of the Owners Corporation;

(c) appoints as its: (i) proxy, Brenda Armstrong; and

(ii) alternate proxies, the persons from time to time holding the positions of "Chairman", "Secretary" or "Treasurer" on the executive committee of the Owners Corporation, all of which will be:

(iii) persons who will be the only persons entitled to vote on its behalf at all AGM's, EGM's and adjourned meetings of Community Association -DP 270176, until such time as a revocation is resolved to be given and served on the relevant proxy holder and the Secretary of Community Association - OP270176; and

(iv) jointly and severally, agents of the Owners Corporation, who are empowered to vote at such meetings as agent for and on behalf of the Owners Corporation, subject to any and all directions that may be given to such persons as reflected in minuted decisions oft he executive

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MINUTES OF EXECUTIVE COMMITTEE MEETING OF THE OWNERS- STRATA PLAN 60590 HELD AT ADMIRALS PLACE, WONDAKIAH ESTATE ON TUESDAY 12 AUGUST 20141MMEDIATELY

FOLLOWING THE ANNUAL GENERAL MEETING AT 9.05PM

NEXT MEETING:

committee of the Owners Corporation; and (d) approves the common seal being affixed and w1tnessed 1n

accordance with section 238 of the Strata Schemes Management Act, 1996 to proxy forms from time to time to facilitate the appointments contemplated by the motion (when passed as a resolution) referred to in paragraph (c) .above. /

RESOLVED that the following sub-committees be appointed:

• 53 Maintenance & Gardens - Stephen Lennard • Colour sub-committee leader - Kirsten Knappett • Project Control Group (initial) - Mike Allsop, Richard Mayo, Neil

Clements

RESOLVED that the next Executive Committee Meeting be held on Tuesday 2N° September 2014 at 7 .OOpm and that all subsequent Executive Committee Meetings be convened on the first Tuesday of each month thereafter.

There being no further business the Chairperson declared the meeting closed at lO.OSpm.


Date: _____________ _ \~ (Chairperson)

.

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amic perty56rvices Page 3 of3


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