david2708

Have received report from structural engineer.

He states “wall cracks are mainly due to foundation movement as well as some load stress from upper level…..cracks observed are fine, repaired previously and would generally be considered non structural…normally just filled and repaired when unit is repainted….prior proposed crack stitching in an excellent repair method but more often used and suited for larger structural cracks”

My inclination is to deny the extensive stitch repair but who then is responsible for the  cosmetic repair on the internal boundary wall. A mere fill and repaint.

As a contrast, I have another unit that has developed a 1 cm wide crack in the internal wall around the window frame. I would consider that more appropriate for major repair.

Another aspect I have gained from the report on that matter and others is that the problems are inherent and typical of the position of the unit within the building structure and it’s directional aspect.

To me those are somewhat knowns when you purchase such a property and reflected in the price you pay for it.

I get the impression that some owners buy the ‘worst’ position unit in the block, pay the lower appropriate price but then expect the OC to pay to make it somehow premium. If you buy the unit that doesn’t get any sunlight, then you cant expect other owners to fork out money when you claim you have damp issues etc. because of a lack of sunlight etc.

You are going to get these sorts of issues. Other units wont due to their level and position in the structure and they paid a pretty penny for that.

Commonsense tells me which items are high risk and low risk. Since a timeline doesn’t seem to be given, I would think I can space repairs/replacements over a period knowing the risks involved. No-one has fallen over the balustrades in 50 years and I imagine I can delay that a while and put it down the priority order. Not saying don’t do them but not feeling the need to organise replacements next week.

I get you’re in for trouble if someone does have an accident but it’s a matter of willing to take that risk with the low risk items on the report.

My thinking was if having the report done triggers some kind of automatic follow up to see if all the work was carried out even if no incident has been reported.

I am wondering whether I should get out a structural engineer to give me a report rather than the one given by the  building company with a vested interest in the job? I suspect that there are other problems in the unit that the owner will want to pin on a foundation problem and want them done as well-and then sell the unit. I have no idea how much getting one will cost and if it’s worth the bother. The building was built in the 60’s.

The Qld law seems more restrictive than the NSW one. That said, my issue is not people hanging washing on their own balconies. Essentially our ground floor units are on a raised platform leading to the  open stairwells to the first floor. There are no private balconies, but just raised common paths and stairwells.

If affect, people leaving clothes horses outside their front door on the walkways of both levels. To me that is storing personal items on common property. No, they are not impeding people,but do people really want to have to walk by people’s knickers, bras and panties every day?

Aesthetics aside, I am more interested in the by-law interpretation. It is a case they must not be visible from the street outside only or within the courtyard/carpark of the building as well.

I have found once you give an inch, people take a mile.Total ban is my thinking.

If you have a building that looks like the dregs, then that is the people you attract to it.