23NOV20 - What's happening at Pacific Harbour?

What's happening at Pacific Harbour?
Spring has come and the uncertainty of the Pandemic is beginning to subside. This has brought some optimism and hope for brighter days ahead. On these bright Spring days, residents and owners more clearly see the deteriorating conditions of our building and wonder what's happening at 42 Victoria Parade.

When the Pandemic first stormed into our lives, the Strata Committee (SC) made the commitment to put most big things on hold and to keep the strata levies unchanged. Meanwhile the neighbouring construction marched to completion allowing the SC access to the boundary to investigate conditions of our building in that area. It was clear that the timber lattice along the entry walkway was very hazardous and urgent action was required.

At that time there was uncertainty in the building industry and builders and trades were expecting to be shut down. The SC obtained a very competitive quote to replace the dilapidated lattice with a brick rendered wall consistent with an earlier Owners Corporation approved plan for external lighting. The SC discussed this with a couple owners which resulted in a few owners raising strong opposition, and a broader campaign of irrational discontent. The SC worked with the neighbouring builder to temporarily stabilise the dilapidated lattice, and to sting hazard tape along it.

The SC began a thorough process of investigating a number of areas of our building that required remedial work that had been overlooked by an earlier 10-year plan. Concurrently, the SC began a methodical approach to unravelling a misguided and costly approach to fire safety in our building. The SC invited all owners to a meeting where a thorough presentation and discussion of these two major concerns were made clear. The general consensus was for the SC to:

• develop a scope and obtain pricing for repairing certain leaking garden beds, repairing the crumbling curved wall at the entrance, replace the dilapidated timber lattice along the entry walkway; and to make comprehensive improvements to the building entryway; and
• redirect our efforts on fire safety to meeting our statutory requirements.

For both of these points, the SC undertook extensive consultation with various experts, and at times involving interested owners. There has been significant refinement and progress, but the anticipated outcomes are not yet obvious to most owners. Recently, it was wisely suggested by an owner that an update with some vision of the road ahead be provided to give the owners some assurance that progress is being made.

Many owners may be unaware or have forgotten that the SC provides ongoing updates of SC activities on the strata blog:
42vp.blog
Please click on the link above and have a read through the blog for detailed information on a range of relevant strata matters. Note that the blog is in reverse chronological order with the most recent post at the top. There are a number of other current SC activities that have not yet been posted on the blog, but will be as time permits. Please do not share the link with others outside the Owners Corporation as much of the blog contains confidential information.

What's the path forward?
Northern Beaches Consulting is preparing a request for tender to undertake remedial work on garden beds, walls, and other structures; replace the dilapidated timber lattice with a rendered brick wall; retile entry and some terrace areas; external painting; and other entryway improvements. Pricing will be structured into certain elements. Unfortunately for us, the building, trades and engineering market has boomed soon after the early days of the Pandemic. Availability of these skilled entities is scarce and prices have surged. The SC had instructed Northern Beaches Consulting to conduct the tender before the holidays, but it seems unlikely at this time. Builders generally expect four weeks  to prepare their tender submissions with the range of work involved. Also, most builders have extended holidays until at least mid-January.

Most owners may be aware that the contents of one garden bed were removed recently to allow an understanding of what to expect for the tendered work. This should allow for significantly improved pricing for the garden bed remedial work. As it seems commencement of work will be delayed, the SC may undertake some modest effort to improve the appearance of that garden bed.

Complete Fire Certification (CFC) has been contracted to conduct annual fire safety assessments. This is our first step toward meeting our fire safety statutory requirements. CFC has recently completed our first fire safety measure assessment. As expected, we have an extensive list of critical defects. The SC is currently rationalising and prioritising the list with some repairs already underway. The most significant cost component is associated with our fire doors and the potential for them to contain asbestos. The SC is currently making arrangements for formal testing of a representative sample of the doors. Once this is complete, then pricing to bring our fire safety measures into compliance may be obtained.

The SC aims to have accurate pricing for the two concerning matters discussed above, with a new Capital Works Fund Analysis (10 Year Plan) for presentation to the Owners Corporation at the next AGM. Our financial year ends in January, and the hope is that firm pricing is available in time for a February 2020 AGM.

Our strata has had a gardener for a number of years, yet our gardens are not well tended to. The gardener never reports to the SC and is rarely seen onsite. Yet, regular invoices were submitted to our strata manager for payment. That gardener has been terminated and new gardener candidates are being considered. Discussions with new candidates will be used to shape the scope of services in light of the planned remedial work. It will be good to have the new gardener's involvement as the garden beds are being reinstated. And, the new gardener may have a modest temporary suggestion to improve the appearance of the recently emptied garden bed.

Community
The required work at our building is complicated and expensive, but our funds are very limited. The SC has been steadily crafting sensible methods to prudently address the various issues such that strata funds are wisely invested. The SC appreciated the many supportive owners for their constructive feedback and encouragement.

There is a small element that continues to sow seeds of discontent. There has also been some unauthorised tinkering with devices and settings by someone. The SC encourages all owners and residents to constructively engage with the SC for the benefit of all stakeholders at 42 Victoria Parade.

Remember
Stay informed! Please frequently check our blog to have a better understanding of What's Happening at Pacific Harbour?
42vp.blog

The SC email address is [email protected]

A suggestion register is available at 42vp.info