| Background: Our building, now over 50 years old, withstands extraordinary and arduous weather conditions, given its close proximity to harbour and ocean gales and salt-laden air. In December 2016, the then Executive (now Strata) Committee (SC) commissioned an update on the building’s 10 year Capital Works Funding Plan (as required by strata legislation). As an adjunct to its findings, the SC also commissioned a whole of structure Building Inspection Report, which was carried out in July 2017 by our specialist waterproofing and building consultants, Sutech Pty Ltd. Between then and now, many identified works have been steadily completed. However, evidence of widespread breakdown in the waterproof membranes of certain balconies recently led the SC to complete a whole of building survey of the status all balcony membranes. Now completed, this has indicated that a substantial number of balconies are affected, which poses serious structural issues for the building. |
| Result: Rectifying these issues will involve The Pines in a major Capital Works project, proposed to begin early calendar 2022. At the same time, issues such as repainting the building (now due), repairing the roof membrane and checking window flashings, can also be economically and efficiently addressed. |
In February 2021, final inspections of balconies were carried out, revealing a further 5 balconies had deteriorated. In addition, 6 balconies still with original tiling were included, bringing the total number of balconies to be remediated to 28.
Further, it was decided to include replacement of the deteriorating roof membrane and to remove Item 4 – Wall Ties from the original tender.
Tenders were resubmitted to accommodate these changes, resulting in the costs presented in the EGM Agenda Papers dated 29th April 2021. See below:
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Pamela Muir
[email protected]