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she11e

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  • 24/09/2012 at 8:23 pm in reply to: Birds in roof… #16602
    she11e

      The work started today to repair the holes in the roof and stop the birds nesting in the roof.
      The birds have lived in this location since at least mid July this year, when I first noticed and reported the problem.
      The birds in question are Rainbow Lorikeets. They have no doubt hatched eggs by now. Probably not old enough to fly away. I hope they’re not being trapped in!

      Not a very well thought out solution to this problem!
      I should report them for cruelty.
      Another example of how their management lacks careful planning and consideration.

      09/08/2012 at 7:08 am in reply to: Birds in roof… #16147
      she11e

        Thanks mattb, much appreciated.
        Good to have another perspective having been messed around for two years and counting trying to sort out another matter.

        The birds have quietened down, I think most of the noise was the sound of them breaking the roof structures to form the second access, from inside out. So hopefully the birds have no more renovating plans Laugh
        Just hope the problem doesn’t become worse whilst I patiently wait.
        Am waiting for an email update from the SM of their progress.
        Thanks again.

        04/08/2012 at 11:30 pm in reply to: Waterproofing the external concrete slab to rectify leak #16088
        she11e

          Thanks Jimmy, I have considered Mediation and the possible escalation to the CTTT. Perhaps I’ll proceed after all.

          I have contacted the Lands and Title Office, but only to clarify that the balcony wall is private property, was certain the external concrete slab was CP! The magnesite which sits on the slab inside is CP, so I would logically assume the same would apply outside on the balcony.
          I had not heard of the ‘centre line rule’. With a quick google search it mentions that some boundaries were adjusted but not all. Though I’m confused by this concept.
          Is it common to have a written specification on the original strata plan that would have this info? I’ve only seen a plan view diagram, which doesn’t indicate this.

          26/07/2012 at 8:19 pm in reply to: Water Damage and who pays #16000
          she11e

            Got another water ingress scenario, which existed prior to my purchase 2 years ago with both EC & SM knowledge and failed to resolve. The timber balcony wall with windows and a hinge door is on a red brick building pre 1974 bylaws. D’OH! Live and learn.
            Expert opinions have found that worn away waterproofing on the balcony slab, external to the balcony wall has contributed to the water ingress. As has the way it was built, as per original 1965 design. That is no step between internal and external of the balcony wall to provide a physical barrier and no weep holes so the timber frame and original flashing is exposed with very harsh conditions an additional factor. Experts have highlighted that another possible cause of water ingress may be the cavity/damp course, however this can only be determined once the structure is removed. This aspect is included in waterproofing rectification recommended by builders who have provided quotes to rectify the problem.
            We are currently close, I hope, to determining who is responsible and cost for each party (OC and myself). I’m shocked to find that private property includes the brickwork around the cavity, next to the timber balcony wall frame. This is due to the interpretation of a very unclear dotted line on a 1965 strata plan diagram.
            Any advice?
            Thanks also for the info already outlined, but I’m disadvantaged by our older bylaws.

            19/07/2012 at 7:51 am in reply to: ISTM’s “Who is Responsible?” document #15921
            she11e

              Our scheme is voting in the next AGM to adopt this Memorandom. I am living in a block where the Strata Scheme was registered prior to 1974 changes, so the doors and windows on the balcony are private property. Does this mean the whole section about the balcony doesn’t apply? I was hoping this would overule the existing arrangement, but based on what people have posted it appears not. Generally, is the tool useful and worth adopting given problems such as this?

              17/08/2011 at 8:05 pm in reply to: Balcony Leak… #13553
              she11e

                Hmmm, tricky situation. Is this why no one is responding?
                The long term plan in place for other Lot owners is to keep patching up. I have been reading that magnasite mixed with salt and water, (as this buiding is coastal) from rain leaking through structures such as I’ve described have caused concrete cancer.

                Perhaps someone could advise if the new owner is liable for possible lack of maintenace of timber of the original balcony by previous owners? For Strata Titles of 1965.

                This is the key message I’m being advised to shift all responsibility to me. I might add that this perception, is not shared by builders, though this aspect is a whole other story.

                Would love to hear how other people have managed this nasty situation, where the balcony wall is not common property.
                Those in more protected parts of the building, are years behind in damage, and won’t support the expense for replacement of the whole or part of the building. I’m probably going to find that my replacement will only be in place for 10 years, then I’ll have to pay a levy to fund the whole builing replacing balcony walls to keep uniformity of appearance. Is there a creative solution that won’t decrease Lot values, and is win – win and effective use of resources.

                That’s what’s so hypocritical, I’m expected to use materials that will last 50 years, i.e. timber, with no plan in place for other balconies. It’s silicon and patch up discussed at the AGM. Here’s hoping a bigger problem isn’t growing under the carpet!

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