External Entry Improvement Considerations

The Strata Committee (SC) has been compiling considerations for improvements to the external entry areas of our building. These considerations also include addressing a number of structural and remedial issues. Please read some earlier blog posts (see below) related to this important post:

• 21/04/2020 Our wonderful building needs some love
• 30/05/2020 Garden Beds

The areas of interest are indicated below in the plan view of our building:

• Area 1 - from the portico to the stairs
• Stairs - the entry stairway, the curved wall in front of Unit 4, and the curved stairs leading to the garage entry
• Area 2 - from the entry stairway to the main entry to the building
• Garden Beds - only garden beds GB-1, GB-2, GB-3, GB-4 & GB-5 are included as the remaining garden beds would be considered with future improvements to the rear entry pathway.

We are very fortunate to have a grand entry path stretching nearly 40 metres from the footpath at the portico to our main entry. Unfortunately, time has not been kind to the structures in this area:

• the dilapidated timber balustrade;
• the failing water seals of the garden beds, and related concrete degradation and debonding pathway tiles;
• the fracturing curved wall in front of Unit 4;
• the blistering render of the portico and various other surfaces;
• the aging letterboxes; and
• the apparent water seal failures on the terraces of Units 3 & 4.

The sketch below shows an elevation view of our grand entry after the dilapidated timber balustrade is removed and the wall is rebuilt to current building codes with brick and render. The new wall would be approximately one metre high for the full length of the raised walkway, and follow the same rake as the stairway, and the existing lower brick wall would be rendered to match. The gold dots represent locations for lights along the path. These lights were already approved by the Owners Corporation (OC) and purchased. Installation of these lights require the wall construction to be completed first. The handrail at the stairway would be brass and constructed in accordance with current building codes.

Below is an elevation detail of the entry stairs. The SC has prepared dimensioned drawing suitable for tendering and constructing the new entry way wall, and to install the walkway lights.

In addition to the lights noted on the drawings above, three step lights would be installed on the curved wall stairway at the top, middle and bottom steps at the outer curve. The electric cabling would be cut into the outer perimeter of the curved stairway, these surfaces would then be rendered to match. A brass hand rail must be designed for the outer curved wall as is a climbable element and a hazard. Resurfacing (tiling) the curved stairs may not be necessary as they are not as heavily used as the main stairs, and resurfacing may trigger a rebuild as the variation in the risers does not comply with current building codes.

The image below is the step lights that we have already purchased for installation at the stairs and walkway.

Tiling of these areas would be expensive, but necessary as the degraded garden bed seal, degraded concrete and debonded tiles require existing tiles to be removed. the underlying surfaces must be repaired and water sealed before tiling. Water sealing Areas 1 & 2 and the main stairs can be completed with different materials yielding different warranty periods and costs. It would be prudent to incorporate strip drains into existing drain points which would allow for larger tiles. The tiles of the main stairs must have non-skid nosing with required contrast as required by BCA (recommended in fire safety audit).
There is evidence (see photos below) along the curved walls at the terraces of Units 3 & 4 that the water seals under the terrace surfaces are deteriorating. As such, it would be prudent to consider removing existing tiles, repairing water seals, and replacing tiles.

Painting of surfaces in these areas is necessary as the remedial work would require many of the areas to be resurfaced. Existing paint is worn, blistering, and colour mismatched.
During the glass balustrade installation contract award, there was a missed opportunity to paint balcony faces at a much reduced price. A painting quote at that time indicated that the painting would double in cost if painted after balustrades were installed, but the strata committee at that time chose not to paint these surfaces. The balustrade installation included touch up painting at the points where the old balustrades were removed, but the paint colour/texture match is poor. The inner face and top of the balcony hobs were painted with the balustrade installation, but the colour was not based on a long-term aesthetic vision (master plan) for the building.
It is possible to paint the exterior faces and tops of balconies with a colour that that differs from the internal faces. From outside the building, there would be very limited visibility of the internal faces. It may be prudent to paint the exterior of the building in two phases: first would be ground level to complete the works noted above; and second would be all the upper levels. A two phase painting plan should be in accordance with a master plan aesthetic vision.
Colour for our building has struggled for consistent appeal to various owners for many years. Recently, there have been a range of divided opinions and indecisiveness associated with partial undertakings. The SC had tried to use a former resident as a professional designer to fulfill an aesthetic vision for OC consideration, but unfortunately distance and illness led to the provider to withdraw from the undertaking. However, the SC has recently engaged a local professional to continue this process, and we hope to involved interested owners in this process of nominating colours, textures and fixtures for the exterior and interior of our building as part of a mid- to long-term vision.
Tendering with a detailed scope with a number of suitable builders is essential to achieve a quality outcome cost-effectively. The SC has been preparing a request for tender document, but wishes to present these considerations to all owners before completing the document.
The SC is looking forward to the relaxation of social restrictions to allow the opportunity to discuss these considerations with all OC members.