| From: |
SP52948 owner |
| To: |
Robert Crosbie Waratah Strata Management |
| CC: |
Stuart Greene Waratah Strata Management |
| Subject: |
FAILED MAINTENANCE AND DUBIOUS EXPENSES: SP52948 Unexplained costs of around $92,950.00 for townhouses during major upgrades in the complex |
| Date: |
3/2/21, 9:02 pm |
Good evening,
We have around $92,950.00 (including GST) for alleged townhouse
repairs and upgrades in 2017/2018 and so far all efforts to get
strata manager and committee to answer valid questions have been
met with silence. That is a significant amount of common funds
that need to be fully justified and verified by invoices and proof
of works.
Based on visual and other checks, and all available strata files,
it is easy to confirm the following:
a) Townhouses have not been fully refurbished and updated for 24
years. Only patchwork was done at irregular intervals.
b) There is no evidence of any significant work being done on
townhouses (including roofs) during alleged major upgrades in
the complex in 2017/2018:
- Pergolas (we have evidence that, for example, there was a
secret pergola replacement for Lot 196 one-and-half years after
major upgrades in the complex - May2019),
- Colorbond fences,
- Wooden fences towards neighboring property,
- Window frames,
- Doors,
- Garage doors,
- Townhouse carport lattices (one year later, Lot 209 submitted
Motion at AGM 2018, to remove and replace the townhouse carport
lattices, which was rejected at the meeting),
- Bollards,
- Front-yard tree lopping (it was actually done it rush just
before AGM 2020),
- Roof that comprised:
- High-pressure clean
- Spray at least one coat of sealer and two coats of paint
- Repoint roof where necessary with flexipoint
- Repair flashing down gables
- Replace broken or damaged tiles
- Clean all gutters and downpipes
- Clean job site
- and similar
- Anything else as applicable.
c) BCS Strata Management and Waratah Strata Management failed to
disclose to owners that the full contract with Townview Australia
Pty Ltd was in amount of $630,846.00 (including GST).
Waratah Strata Management failed to disclose to owners the following
breakdown of expenses for the painting project that they were aware
of as early as 3 March 2017:
Block A: $117,700.00 (including GST)
Block B: $117,700.00 (including GST)
Block C: $117,700.00 (including GST)
Block D: $117,700.00 (including GST)
Various Structures: $66,000.00 (including GST)
Townhouses: $92,950.00 (including GST)
Total cost: $629,750.00 (including GST).
Motion 3 in the Minutes of EC meeting held on 20 July 2017 shows
that around half of the project cost having been paid to date.
Allegedly three quotes from RJ Bird Services to carry out remedial
repairs required prior to painting were accepted at a total cost of
$27,580.00. No details of the "remedial repairs", and no evidence or
statements about multiple quotes being sought from different
providers were provided to any owner.
Motion 3 in the Minutes of EC meeting held on 28 September 2017
shows that the painting project was complete and all accounts had
been paid except the 5% retention amounts totaling $28,187.00 + GST.
No details of the total costs, warranties, and other details were
provided to owners.
Agenda for the AGM 2017 sent to owners contained information that
the total costs for the painting project were $646,200.00 plus GST
(totaling $710.820.000).
Waratah Strata Management listed total costs in the Agenda for AGM
2017 on page 25 (Capital Works Fund) as $610.357,26 (plus GST). If
one adds figure of $28,187.00 (retention amount of 5% as per Motion
3 in Minutes of EC meeting held on 28 September 2017), it totals
$638,544.00 (plus GST).
Since 2018, lot of extra work has done because the major upgrades
were poor, incomplete, unprofessionally done, and at extra costs to
owners. Garden beds are just one of good examples.
Please provide full evidence of the scope of work, warranties,
including evidence for townhouses. Otherwise, we have around
$92,950.00 (including GST) which are missing in owners corporation
funds, or was spent elsewhere without owners corporation knowledge
or approval.
Regards,
