The Pines FAQs-MajorWorks 2022 page includes a series of questions concerning process and individual responsibilities to prepare for the work. They cover a variety of topics raised by Owners.
PLEASE CHECK REGULARLY AS THE INFORMATION MAY CHANGE FROM TIME TO TIME DURING THE COURSE OF THE PROJECT.
Project Management
Our consultant, Sutech Pty Ltd, is responsible for managing the project with our selected contractor, Fluid Building Systems. Steve Bowen is our onsite project manager.
Start Date
The contract start date has been required to be rescheduled to the 4th of May 2022. This is due to the extensive wet weather being experienced in Sydney over the past 3 months.
A new program is currently being prepared.
Start Date Northern Balconies
Fluid will start demolition to the northern balconies by the end of next week, June 6, when the scaffold is finished and the protection to handrails have been put in place.
Objectives
The current project sets out to achieve the following objectives
- Ensure long term protection of the building against water penetration into habitable areas
- Ensure long term protection of the concrete against water uptake and concrete spalling
How is this being achieved?
- Installation of new membrane systems on nominated balconies and beneath sliding doors where seepage has been identified
- Treatment of concrete spalling and application of protective coatings
- Replacement of nominated cavity flashings
- Replacement of the roof membrane
What is the proposed method of access ?
Scaffold is being used to access and complete the balconies. Swinging stages will be used for the remainder of the works. It is expected that the scaffold tower will be beside the balcony and not in front of it thereby retaining views for the period of the works.
What is the process for balcony membrane replacement and how will residents be affected?
We will commence with the southern balconies and complete all associated works (i.e. demolition, waterproofing and tiling) before moving onto the eastern balconies and finishing with the northern balconies as per the program which is being updated due to the wet weather.
When works commence on the nominated drop of balconies all tasks will be completed simultaneously rather than each balcony being individually completed before proceeding onto the next. (i.e. all nominated balconies will be stripped of tiles, followed by all balconies being graded etc ). Therefore, crews will be working on up to three balconies at a time, thus reducing major noise (eg jackhammers) to approximately a week or so on each drop.
Will my balcony be accessible whilst the works on my specific balcony are being completed?
No, the balcony will not be accessible as it is deemed a work zone. We will make provision for doors to be left partially open for airflow.
Removal of Curtains, Blinds, Shutters etc. for Affected Balcony Works
In preparation for the removal of glass doors of those affected balconies, curtains, blinds, shutters etc., particularly anything attached to the doors themselves, will have to be removed and stored.
It is strongly recommended that owners/residents be responsible for this themselves, particularly in the case of curtains. Fabric which has been hanging for some time can become fragile and tear very easily.
If this is not possible, the builders will manage as best they can but with all the care in the world, they cannot be responsible for damage to old or fragile, sun-damaged door coverings.
AC Units Disconnection
Air Conditioning units must be disconnection for renovation work to be completed.
Fluid has contracted with DS air conditioning for disconnection. They will need access to the AC remote controls to be able to disconnect units.
DS Air conditioning will supply a report of each air condition unit. The cost to each owner to disconnect and reconnect is $900 +GST per air conditioning unit. To confirm, each owner will be billed by our Strata Manager, BCS.
Please contact Fluid’s site manager, Pat McCarthy, directly if you DO NOT WANT DS Air Conditioning to proceed with the disconnection of your air conditioning unit AND arrange for your AC unit to be disconnected prior to advertised start date.
Will the hinged bedroom door in two-bed units have to be removed if the balcony is to be waterproofed and re-tiled?
Yes the door will have to be taken off in order to waterproof and retile the hob. The same door will be re-hung when the work is finished unless it has to be replaced. The opening is secured while work takes place, but the Builders will need about a metre’s space clearance in the bedroom around the doorway. Please arrange for any furniture to be moved back from the door to allow for this. The Builders will also need access to the bedroom during construction.
Is the first thing to be done the removal of doors and building of plywood walls?
[Fluid] No the balcony decks will be demolished first, the doors won’t come out until all demolition to balconies have been completed.
How is it planned to protect residents’ floor coverings inside the door jobs eg our polished wooden floors? Is specialised floor cardboard to be used or just floor protection film
[Fluid] Correct they will differ depending on the floor type, ram board and coreflux will be installed or carpet protector.
Are the skirting boards attached to the internal door hobs going to be removed and replaced and whose responsible for this cost and work?
[Fluid] Please don’t panic about internal finishes, as all units will differ, all units will be returned back to their original condition. This is allowed for in the scope of works.
Is there any other impact to my living conditions?
The sliding doors are required to be removed to undertake repairs to the door hob and install the membrane onto the door hob. When this work occurs a timber frame and plywood wall will be installed to provide weather protection.
It is estimated that this will be in place for 3-5 days.
Privacy will also be compromised during work hours as contractors will be working on the balcony area.
What are the hours for work?
The hours for work will be 7am-4pm, Monday – Friday however extended times may occur to deal with unforeseen circumstances.
Noisy works are to be completed between 7:30am-3:30pm.
How much noise is to be expected?
Noisy works and vibration will occur when the balcony surfaces are being demolished. We would expect that this will take around one week for all balconies on the nominated drop.
Other noisy works will include the replacement of nominated cavity flashings and concrete spalling repairs however this will be sporadic throughout the project.
Cleaning your new Low E or Comfort Plus balcony doors.
Newly installed balcony doors are made using Low E Glass, sometimes called Comfort Plus.
On the INSIDE ONLY, they are coated with a thin metallic oxide film that increases energy efficiency (by reducing heat loss) and reduces the amount of UV rays, heat and glare coming into the apartment, when compared to standard glass.
CARE is required when cleaning the INSIDE of the glass.
DO NOT use Windex (blue bottle) or ANY cleaning aid containing ammonia.
DO NOT use a squeegee, scraper or any textured or metallic object to clean.
DO NOT wear jewelry when cleaning or anything metallic that can scratch the film (inside of doors only).
DO use water only, or soapy water, or white vinegar and water and a soft cloth.
What will be owners’ responsibility regarding the works?
Under Strata Law, individual owners will be responsible for:
- The removal and replacement of any surface finishes such as blinds, shutters.
- Internal repair of tiles.
- Internal touch up painting will occur using a standard white paint however if owners would like a specific paint colour applied then they should purchase this and provide it to the contractor (The contractor has not allowed for colour matching every individual unit).
- Disconnection and reconnection of air conditioning Units (the contractor will provide an offer to have this done on your behalf). The contractor removing the unit will be required to be responsible for storage and safe keeping of the unit during the disconnection period.
- Any furniture adjacent to balcony doors being replaced should be removed. Other unit furniture should not be affected.
- Wall fixtures adjacent to balcony doors being replaced should be removed. Other wall fixtures should not be affected provided it has been affixed to the wall. (If you require assistance wall fixtures/ general hanging you can contact Ian Ross from Art Smart 0413 229 030 direct)
Additional information regarding impact on internal finishes:
- Where required carpet will be pulled back and reinstated by the contractor completing the door works.
- Reasonable notification will be provided to owners before commencement of any internal works (i.e. blinds etc)
- Permanent fixtures adjacent to balconies which cannot be moved will be protected with flute board and drop sheets.