soum wales certificate of title cp1sp1113155, · nsw fire extinguisher services pty ltd. annual...

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B0X1W (AJ713042)

NEW soum WALES

CERTIFICATE OF TITLE CP1SP1113155,

-REAL PROPER'IY ACT, 1900 8 711112815 rmwan -PYK9-NG-WTQ.1

I certify that the s-- dea:aibed in the First Schedule is the registered proprietor of an est.le in fee llimple (er suc:h other estate or interest as is set forth REGISTRAR GENERAL in that Schedule) in the lmld within described subject to such exceptions, encumbrances, interests and eetries • appear in the Second Schedule and to any additional entries in the Folio oL doe llegmter.

LAND

THE COMMON PROPERTY IN THE STRATA SCHEME BASED ON STRATA PLAN 76355 WITHIN THE PARCEL SHOWN IN THE TITLE DIAGRAM

AT DEE WHY. LOCAL GOVERNMENT AREA: WARRINGAH. PARISH OF MANLY COVE COUNTY OF CUMBERLAND TITLE DIAGRAM: SP76355

FIRST SCHEDULE

THE OWNERS - STRATA PLAN NO. 76355 ADDRESS FOR SERVICE OF NOTICES:

C/- THE PROPERTY CENTRE 426 PRINCES HIGHWAY ROCKDALE NSW 2216

SECOND SCHEDULE

1. RESERVATIONS AND CONDITIONS IN THE CROWN GRANT(S) 2. ATTENTION IS DIRECTED TO THE MIXED USE SCHEMES MODEL BY-LAWS

CONTAINED IN THE STRATA SCHEMES MANAGEMENT REGULATION APPLICABLE AT THE DATE OF REGISTRATION OF THE SCHEME

KEEPING OF ANIMALS - OPTION A HAS BEEN ADOPTED 3. A494891 COVENANT AFFECTING THE PART SHOWN SO BURDENED IN THE

TITLE DIAGRAM. 4. A731054

5. B6502

COVENANT AFFECTING THE PART SHOWN SO BURDENED IN THE TITLE DIAGRAM. COVENANT AFFECTING THE PART SHOWN SO BURDENED IN THE TITLE DIAGRAM.

6. DP1092185 EASEMENT TO DRAIN WATER 3 METRE(S) WIDE (LIMITED IN HEIGHT) AFFECTING THE PART(S) SHOWN SO BURDENED IN THE TITLE DIAGRAM

7. SP76355 8. SP76355 9. AC659266 10. AC770582

POSITIVE COVENANT RESTRICTION(S) ON THE USE OF LAND CHANGE OF BY-LAWS CHANGE OF BY-LAWS

r 11. AH893926 CHANGE OF BY-LAWS z < 12. AI928456 CHANGE OF BY-LAWS

13. AJ713042 CHANGE OF BY-LAWS

END OF PAGE 1 CORTIRUED OVER

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CERTIFICATE OF TITLE CP/SP76355 IIDmos l:>C'l:;J¥3KI

REAL PROPERTY ACT, 1900 8 7/8/2015 CERTlFICATEAl.~~

PYK9-NG-WTQ3

I mrtify that the person described in the First Schedule is the registered pniprietor of an estate in fee simple (or such other estate or interest as is set forth ., that Schedule) in the land within described subject to such exceptions, -mbrances, interests and entries as appear in the Second Schedule and to any .dditional entries in the Folio of the Register.

REGISTRAR GENERAL ~ 111-'C'/

SCHEDULE OF UNIT ENTITLEMENT ----------------------------STRATA PLAN 76355

LOT ENT 1 - 28 5 - 18 9 - 28

13 - 22 17 - 28 21 - 22 25 - 18 29 - 22 33 - 22 37 - 18 41 - 2 45 - SP81279 49 - 2 53 - 2

STRATA PLAN 81279 LOT ENT

57 - 42

LOT ENT 2 - 22 6 - 22

10 - 22 14 - 18 18 - 26 22 - 22 26 - 22 30 - 28 34 - 22 38 - 26 42 - 2 46 - SP81279 50 - SP81279 54 - 2

LOT ENT 58 - 50

(AGGREGATE: 1000)

LOT ENT 3 - 22 7 - 28

11 - 28 15 - 18 19 - 22 23 - 22 27 - 22 31 - 28 35 - 22 39 - 38 43 - 2 47 - SP81279 51 - SP81279 55 - 2

**** END OF CERTIFICATE ****

LOT ENT 4 - 18 8 - 18

12 - 22 16 - 22 20 - 22 24 - 18 28 - 18 32 - 28 36 - 18 40 - SP81279 44 - SP81279 48 - 2 52 - SP81279 56 - 2

.

W.-\R'.'iING: BEFORE DEALING WITH THIS LAND, SEARCH THE CURRENT FOLIO OF THE REGISTER 6113725

002

NSW Fire Extinguisher Services Pty Ltd.

ANNUAL FIRE SAFETY STATEMENT Issued under Part 9 of the Environmental Planning & Assessment Regulation 2000, Division 5.

Building Name/Description: Strata Plan 76355- The Oaks - Whole Site Address: 10 Oaks Ave, Dee Why NSW Owners Name: C/- The Property Centre Owners Address: 426 Princes Highway, Rockdale NSW 2216

Essential I Critical Fire Safety Measures Measures Standard of Performance Assessment Compliant

Date ........ =-:- ,,_,._ __ s AS 2444 2001 &-£CA El.6- 25-1114 yr::c ~..,

Fire Hose Reels AS 2441-2001 & BCA El.4 25-11-14 YES Hydrant System AS 2419.1-2005 7 BCA El.4 25-11-14 YES

all Wetting Sprinkler and Drencher Clause C3.2, C3.4, C3.11 Part G3 Spec G3.8 NSW Part 25-11-14 YES Svstems H101 BCA Clauses 0.4 & AS 2118.2 (1999)

Fire Doors AS 1905.1- 2005 7 BCA C3.1 C3.4 25-11-14 YES Smoke & Heat Detectors AS 1670.1- 2004, AS 3786-1993 BCA E2.2a Clause 3 25-11-14 YES

Automatic Fire Detection and Alarm AS 1670.1- 2004, AS 3786-1993 as applicable BCA Spec 25-11-14 YES System C2.3 E2.2 G3.8, E2.2a G3.8 BCA E2.2a

Emergency Lighting AS 2293.1-2005 BCA E4.2, E4.4 25-11-14 YES Paths of Travel Siems BCA Part D 25-11-14 YES

Smoke Doors AS 1905.1-1997 BCA Spec C3.4 CI C2.5, C2.14, Dl.7, 25-11-14 YES D2.6

Solid Core Doors AS 1905.1-20056 BCA Spec C3.11 25-11-14 YES Lightweight Construction BCA Cl.8 Cl.1 25-11-14 YES

Access Panels, Doors and Hoooers BCA Spec C3.13 25-11-14 YES Fire Damoers AS 1668.1 25-11-14 YES

Fire Seals BCA C3.15 25-11-14 YES Mechanical Air Handling Systems car AS 1668.1-1998 BCA Spec El.8, C2.3, C2.5, Dl.7, E2.2 25-11-14 YES

Park Spec El.8 Part E2 Part F4 Part G3 Emeraencv Lifts AS 1735.1 to 14 AS3010 25-11-14 YES

Exit Signs AS 2293.1-2005 BCA E4.5 E4.6, E4.7, E4.8 25-11-14 YES Emergency Warning & Clause E4.9 AS 2220 Parts 1 & 2( 1989) 25-11-14 YES

- Intercommunication System e I, Narend Prasad of NSW Fire Extinguisher Services pty Ltd certify that: 1. Each E..c;sential Fire Safety measure specified in this statement has been assessed by a qualified person and was found when it was assessed to be

capable of performing : a) In the case of essential Fire Safety measure applicable by virtue of a fire safety schedule, to a standard no less than specified in the schedule;

OR b) In the case of essential fire safety measure applicable otherwise that by virtue of a fire safety schedule, to a standard no less than that to which

the measure was originally designed and implemented and 2. Toe building has been inspected by a properly qualified person and was found, when it was inspected, to be in a condition that did not disclose any

grounds for prosecution under Division 7 of Part 9 of the Environmental Planning & Assessment Regulation 2000. 3. Toe information contained in this Statement is, to the best of my knowledge and belief, true and accurate. M-

N-

C'::l

Date: 4th December 2014 Signed: ;:t ;-P ~.",,/c1 s3~,,-. -

NOTE: A copy of this certificate together with the relevant fire safety schedule must be forwarded (by the owner/agentJ'to- ouncil and also to the Commissioner of the NSW Fire Brigade, Fire Safety Division at Locked Bag 12, Greenacre NSW 2190. A copy of this certificate together with the relevn fire safety schedule, must be prominently displayed (by owner) in the building at all times.

NSW Fire Extinguisher Services Ply Ltd Address: U4/ 595-615 Plinces Highway Tempe NSW 2044 Mailing: P.O. _Box_180 Banksia NSW 2216

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STRATA PLAN FORM 1 WARNING: CREASING OR FOLDING WILL LEAD TO REJECTION

STRATA CERTFICATE

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SURVEYOR'S CERTIACATE

, ,_.F'REDERICK ... LLEWELLYN d• .... BELIN .............. - ..

.,_18 WYOMEE .• AVENUE,. WEST PYMBLE 2073 • ......,., ,..,._,., ....., tN BwN,-. Aor .,,. _.., Mtrltt tuh

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This Is sheet 1 of my Plan In 10 sheets .

MIXEO USE • Model By-Laws adopted for this scheme.

Keeping of animals : Option A /-e-+-6-

• Sit*• out .,.,..._..,. • .......,.

SCHEDULE OF UNIT ENTITLEMENT

UNIT ENTITLEMENTS LOT No LOT No

28 22 2

22 2

22 2

18 2

18 2

22 2 22 2

18 2

22 2

28 2

28 2 28 2 22 2

2 2 i 1000

PLAN OF SUBDIVISION OF LOT 10 IN DP 10°121e1:,

L.G.A. , WARRINGAH

Parish MANLY COVE

Suburb / Looallty : DEE WHY

County CUMBERLAND

THE OWNERS

STRATA PLAN No ,<o~'SS 'THE OAKS'

SP76355

Registered : C\': ZJ 2,, 01, '200Go:>

Purpose: STRATA PLAN

Ref Map:

Last Plan:

U1860-64

DP1092185

Name of, 1nd 1ddr111 for service of notion on, th1 ownera oorporetlon, IAddre11 required on original 1tr111 pl1n only! No 10 OAKS AVENUE, DEE WHY Z099

S1gn1Nr81, 1eal1 and 1t1t-nt1 of Intention to oteate 111ements, restrletlons on the use of land or positive covenants. FOR LOCATION PLAN SEE SHEET 2

PURSUANT TO SECTION 118 OF THE CONVEYANCING ACT, 1919, ANO SECTION 7131 OF' THE

STRATA SCHEMES IFIUEHOLD DEVELOPMENT I ACT;' 1973, IT IS INTENDED TO CREATE ....

I. POSITIVE COVENANT

Z, RESTRICTION ON USE Or LAND

So~~ s:«,c~::;;::;r1 SUNCOR!' -y Lid A.C.N. 0101:11 722 BY lt9 ATTOANl!Y. DE881E0Gll()AHE

A,11i1Z (.~ Ce,M¢Z !YL--ltc,N 011-,~o Si:i5

M10CERTFIES1H"TTH£YIIREA ) ~ '.EVEL Ul'TORNEY PURSUANT ) rol'OW(ROFATIOANEYll()OK. ) - NO. 372 OF WHICH THEY HAVE )

:o,:NOTICEOF l ~ !IONEO IN MY PRESENCE 8Y ) lli! SAID ATTOANEY WHO IS ) ?EASONALL y KNOWN TO ME ) ess

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004

f 10 OAKS AVENUE DEE WHY NSW 2099

STRATA PLAN 76355

• "THE OAKS"

Date of Inspection

30TH JULY 2015

Date of Valuation

3RD AUGUST 2015

REPLACEMENT BUILDING

VALUATION REPORT FOR INSURANCE

PURPOSES

Report for

The Owners Corporation

Strata Plan 76355

Instructed by

The Property Centre Rockdale

Prepared by

NSW Valuation Services Pty Ltd

P.O. Box 832,

Southgate Sylvania NSW 2224

Ph: 1300 679 825

ABN: 431346 819 04

Property Valuers and

Consultants

005

•

INSTRUCTING PARTY THE PROPERTY CENTRE ROCKDALE

MAILING ADDRESS 426 PRINCES HIGHWAY ROCKDALE NSW 2216

FAX/EMAIL TO [email protected]

CLIENT(S) THE OWNERS OF STRATA PLAN 76355

ATIENTION JOHN TOUMA

VALUER REFERENCE SP76355

PROPERTY DESCRIPTION Constructed upon the land is a nine storey mixed-use building comprising two levels of basement parking, ground floor retail and two I residential towers, one being five storeys (Oaks Avenue building) and the other being six storeys (Pittwater Road building). The building

1

1

includes two street frontages, one being at 10 Oaks Avenue and the other being at 880 Pittwater Road. The building is separated into two towers from the first floor, and each building is serviced by its own street entrance and foyer. The building is a mixture of exposed I

I double brick and rendered brick design, including aluminium windows, a flat-style roof and large balconies/terraces. The complex I includes 58 lots in total (including the Strata Plan of Subdivision, being SP81279), which includes 38 residential units, 3 retail shops and I

I 16 car space lots on Basement Level one. The building sits on a level, L-Shaped block of Land and is heavily developed including raised I concrete terraces and common property walkways. Vehicular access is via a driveway from Oaks Avenue. There is one lift servicing the ! Oaks Avenue entrance and a second lift to service the Pittwater Road entrance. This quality building is set amongst other quality unit i buildings of similar construction. The Strata Plan (SP76355) was registered on 23'd January 2006 which is also an approximate I construction date. A Strata Plan of subdivision (SP81279} was later registered on the 241

h October 2008 which included the subdivision I of commercial lot 40 into commercial lots 57 and 58 and further subdivision of lots 44 to 47 into Lot 58 and subdivision of lots 50 to 52 I into Lot 57. Churches, schools, hospitals and community facilities are all within close proximity to the property valued. Dee Why is a i predominately residential suburb, situated along the Northern beaches and is approximately 19km from the Sydney CBD. I

' PROPERTY DETAILS PROPERTY ADDRESS

TITLE DETAILS

SITE DIMENSIONS

TOTAL LAND AREA

ZONING/INSTRUMENT

LOCAL GOVERNMENT

BUILT ABOUT

ENVIRONMENTAL ISSUES

: VALUATION SUMMARY

10 OAKS AVENUE DEE WHY NSW 2099

STRATA PLAN 76355 (LOT 10 DP 1092185)

STRATA PLAN 81279 (SUBDIVISION OF LOT 40, 44-47 AND 50-52 IN SP76355)

27.43M (OAKS AVENUE)/ 17.685M (PITTWATER ROAD) X 44.19M

1,576.63 M2

APPROX.

RESIDENTIAL NINE STOREY STRATA UNITS

WARRINGAH COUNCIL

2006

UNAWARE AND NO INFORMATION HAS BEEN PROVIDED NOR HAVE WE BEEN ASKED

TO PROVIDE AN ASSESSMENT

NONE

2= Low to Medium

RATINGS Reduced Value next 2-3 years

Market Volatility

Local Economy

Market Segment Cond.

3 = Medium 5 = High

REPLACEMENT BUILDING INSURANCE VALUE

$22,991,000 (Twenty Two Million, Nine Hundred & Ninety One Thousand Dollars) Incl. GST

l~JSPECTION Oil.TE THUR 30TH JULY 2015 VALUATION DATE MON 3RD AUGUST 2015

006

THE LAND

PROPERTY IDENTIFICATION

ZONING EFFECT

NEIGHBOURHOOD

SERVICES

ANCILLARY IMPROVEMENTS

ADDITIONAL COMMENTS NONE

[ The property has been identified by reference to Street Address.

i A residential multi-unit complex with Ground Floor Garages is a permitted use under this zoning. Located in a mix development area with mixed age and mixed quality uses surrounding. Positive features include schools, local shopping, group shopping centre, bus services, parks and recreational facilities.

Electricity, reticulated water, sewerage and telephone.

None

REPLACEMENT VALUE RATIONAL Adopted Rates from Rawlinson's Australian Construction Handbook 2014 & BMT Quantitative Surveyors 2014 Construction Table

ADOPTED RATE APPLIED DESCRIPTION ITEM

(SYDNEY) INCLUDING GST (Based on Rawlinson's Australian Construction Handbook 2014 & BMT Quant1tat1ve Surveyors 2014 Construction Table)

CORE BUILDING $2,545/m2

High standard of finish according to Rawlinson's and (RESIDENTIAL) BMT Quantitative Surveyors

CORE BUILDING $1,855/m2

High standard of finish according to Rawlinson's and (RETAIL) BMT Quantitative Surveyors

WALKWAYS, DRIVEWAYS & $250/m2

High standard of finish according to Rawlinson's and LANDSCAPING BMT Quantitative Surveyors

BASEMENT GARAGES $1,590/m2 High standard of finish according to Rawlinson's and BMT Quantitative Surveyors

NOTE: The above table is an estimate on construction costs obtained from independent parties for the sole purpose of estimating the replacement value of the improvements on the land of the subject property and it is not to be construed as a quantitative surveyors report (as the Valuer is not qualified for such skill set and nor has the Valuer been asked to provide such detail).

007

RATIONALE & METHODOLOGY

For the purpose of this report we have adopted the following calculations

Total Value for Replacement of Six Residential Floors of Building $11,849,520.00

(Estimated Total Building Area of 4,656m2@ $2,545 /m2 (Incl. GST))

I Total Value for Replacement of One Retail Floor of Building $1,814,190.00

(Estimated Total Building Area of 978m2@ $1,855 /m2 (Incl. GST))

Total Value for Replacement of Walkways, Driveways & Landscaping $362,393.00

(Estimated Total Area of 1,449.57m2 @ $250/m2 (Incl. GST))

' Total Value for Replacement of Two Floors of Basement Garages . $5,013,684.00 '

(Estimated Total Areas of 3,153.26m2@ $1,590/m2 (Incl. GST))

SUBTOTAL $19,039,787.00

Removal of Debris $1,903,979.00

Adopted Percentage 10% of the Sub-Total (Incl. GST) '

'! Professional Fees $951,990.00

Adopted Percentage of 5% of the Sub-Total {Incl. GST)

NEW SUB TOTAL $21,895,756.00

Price Escalation Estimated rise in the above items over an approximate construction timeframe of $1,094,788.00 eighteen (18) months at a Adopted Percentage 5% of the New Sub-Total

TOTAL VALUATION $22,990,544.00

TOTAL VALUATION {ROUNDING OFF) $22,991,000.00

• OPTIONAL COVERS

Emergency Accommodation and Loss of Rent and Emergency Clothing adopted $2,299,100.00

percentage of 10% of the Total Valuation

Building Catastrophe/Escalation in Costs due to materials/labour shortages adopted $1,149,550.00

percentage of 5% of the Total Valuation

Other insurances required under the Legislation by the Owners Corporation are advised as follows: 1. Public Liability minimum value of $20,000,000 2. Workers Compensation - required as Unlimited NSW Common Law

Note: The above calculations/assessment is made on the basis that the buildings maybe replaced, which involves the construction of buildings having the same functional use and of the same usable area as the old buildings but built in the modern idiom and of necessity, conforming to Regulations and By-Laws which may have been adopted since the construction of the original buildings.

008

----- -~~--~------------------

LEVEL 5, 1 NORTHCLIFF STREET MILSONS POINT 2061 PO BOX 507 MILSONS POINT NSW 1565 (DX 3500 MILSONS PT) Phone: 1300 361 263 Fax: 1300 361 269

THE PROPERTY CENTRE ROCKDALE 426 PRINCES HIGHWAY ROCKDALE NSW 2216

ENDORSEMENT TAX INVOICE

Policy Number: EFT Reference No.: Period of Insurance: From: To:

The Insured & Situation

Strata !nsuranre

NCS25303

06/08/15 21/12/15

The Owners - Strata Plan 76355 10 OAKS AVENUE DEE WHY NSW 2099

We have altered our records in accordance with your recent instructions. This acknowledgement (with any other -41ttachment) constitutes an endorsement and should be attached to the Policy. In all other respects the policy remains

:91naltered.

This policy has been endorsed to decrease Building sum insured from $23,272,875 to$ 22,991,000. ·

Cover Selected

POLICY 1

POLICY 2

POLICY 3

POLICY 4

POLICY 5

"OLICY6

POLICY 7

POLICY 8

POLICY 9

POLICY 10

INSURED PROPERTY (Building) Loss of Rent/Temp Accommodation (15%) INSURED PROPERTY (Common Area Contents) Optional Paint Benefit

Excess 5 Any event of any kind. $2,500

PUBLIC OR LEGAL LIABILITY

VOLUNTARY WORKERS

WORKERS COMPENSATION (NSW, ACT, TAS & WA ONLY)

FIDELITY GUARANTEE

OFFICE BEARER'S LEGAL LIABILITY

MACHINERY BREAKDOWN Excess Any event of any kind. $500

CATASTROPHE INSURANCE (Insured Property) Extended cover- Rent/Temp Accommodation (15%) Escalation in Cost of Temp Accommodation (5%) Cost of Storage and Evacuation (5%)

Government Audit Costs Appeal expenses - common property health & safety breaches Legal Defence Expenses

LOT OWNER'S FIXTURES AND IMPROVEMENTS (per lot)

FLOOD

Sum Insured

22,991,000 3,448,650

229,910 Not selected

20,000,000

200,00012,000

Not selected

100,000

5,000,000

100,000

3,448,650 517,298 172,433 172,433

25,000 100,000 50,000

250,000

Not selected

009

P > 1300 136 0'.36 f > 1:':lOO 136 0'.37 W > W\vw,sok1tionsiecomau

Sinking Fund Plan for

Owners Corporation Strata Plan 76355

The Oaks 10 Oaks Avenue

Dee Why NSW 2099

Ref No. 1346553

P() Rnll ??<;'.< Sn, ithnnrt 4084 j VICTORIA

010

6 June 2013 Strata Plan 76355 Ref No. 1346553

15 Year Cash-Flow Tracking Sheet

The table below shows the cash flow starting with the anticipated 'Opening Balance' at the start of the first financial year which you provided to us. We then add the 'Total Levy Contributions' for the year and any 'Interest' on balances greater than $10,000. Any 'Anticipated Expenses' are then allowed for leaving a 'Closing Balance' for the year which in turn becomes the 'Opening Balance' for the following year. In summary: Opening Balance + Total Levy Contributions + Interest - Anticipated Expenses = Closing Balance

Year Year To Opening Total Levy Interest Anticipated Closing

Balance Contributions Expenses Balance 1 30/06/2014 116,410.00 49,488.00 3,317.12 0.00 169,215.12 2 30/06/2015 169,215.12 51,022.13 2,251.32 197,850.33 24,638.24 3 30/06/2016 24,638.24 52,603.82 1,103.99 7,923.91 70,422.14 4 30/06/2017 70,422.14 54,234.54 2,248.43 3,723.04 123,182.07 5 30/06/2018 123,182.07 55,915.81 2,956.15 50,692.58 131,361.45 6 30/06/2019 131,361.45 57,649.20 3,615.84 12,641.35 179,985.14 7 30/06/2020 179,985.14 59,436.33 4,928.03 0.00 244,349.50 8 30/06/2021 244,349.50 61,278.86 6,011.12 38,393.29 273,246.19 9 30/06/2022 273,246.19 63,178.50 7,051.81 9,516.81 333,959.69 10 30/06/2023 333,959.69 65,137.03 4,978.64 309,342.19 94,733.17 11 30/06/2024 94,733.17 67,156.28 3,015.32 0.00 164,904.77 12 30/06/2025 164,904.77 69,238.12 4,510.41 15,182.58 223,470.72 13 30/06/2026 223,470.72 71,384.50 6,090.33 0.00 300,945.55 14 30/06/2027 300,945.55 73,597.42 7,877.63 5,052.24 377,368.36 15 30/06/2028 377,368.36 75,878.94 8,817.14 80,220.85 381,843.59

15 Year Cash Flow Graph

The graph below tracks the 'Contributions' (the amount collected in levies), the projected 'Closing balance' of the sinking fund and the likely 'Expenses' for each year of this plan. The three lines in the graph are: Contributions line - Total sinking fund contributions per year. Expenses line - Total anticipated expenses in each year.

Closing balance line - Balance in the sinking fund at the end of the year after all income and expenses.

15 Year Cash Aow

2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028

-. Expenses (Ex GS'ij -,4p,,,. Contributions (Ex Gsn ~t;.,.~, Closing Balance

011

6 June 2013 e 15 Year Anticipated Expenditures Table

This table shows when expenses will occur in the next 15 years. From left to right the columns are:'Expenditure Items' - lists the different areas and items of expenditure. 'Current Cost' - shows the current maintenance expenditure costs in today's dollars.

e

'Year 1' to 'Year 15', shows the costs in the year in which they occur including the 'Assumed Rate of Inflation' compounded annually until the cost is due.

At the bottom on each column there are three lines. Firstly, a 'Sub Total (Inc. GST)' followed by a line calculating the 'Contingency Allowance (Inc. GST)' for unforeseen and minor expenses and finally 'Total Expenses (Inc. GST)' for that year. Please note: This page rounds figures to the nearest whole dollar.

1. Building exterior .•. RE!p§ir,t .~~.i I cJ i 119 .. ~~E!f:igr Repaint gables .. ---- .. l3:E!pain.t.a1Nni11g1:,_ ...... . Repaint Colorbond fascia, gutter and

capping . Renderrepairs __ l3:E!pc1int E!aves . Repaint door face - one side including

architraves ivlainfain aluminium windows and doors •"""' ,ss--wwe,•-""""'--•mw•~'"" "'"""'' '"'"""'"~wa•ww"""'''"" "'"w, "'"""'""

4,441

12,900 .... ?,Q9?L

l3:E!pc1Jnt balcC>11yqE!Jling1:, ........... ··".1.."·"·" .. RE!pai11t ct riyE!""?Yl?alu?tr9cJE!? . Repaint balustrades Maintain balcony tloortiles (total: 1278 m2) -5% 7,392:

_,

...................... )............ ······"'

--- 13,300'. ?,1(3:3_. .

1~~i~~)nl~~~:· _ g utter~11d capping (fotaf L ;:;;~I ·-··········--+----······---

PILJrnt,ing c111cJ.<:lrc3.:i119gE! rnc1i11JE!11a11c:E! ....... ?,Q()Qj GE!11E!rc1jtJLJilcJi11g r:,ic1i11tE!11c111c:E!.......................... . !:i;QQQ' 2._Access for work atheights _____ -·-Hire_scaffolding and c:herry picker 3. Roof Maintain metal roof and awning (total: 1144 n2)-JOo/a t Main foyer Repaint ceili11gs . Repaint walls Repaint door face - one side including 3rchitraves Maintain glass I alurniniurn clC>or1:, ............ . Maintain floor ti IE!? (totaL 4} rn?) -:::: 10°(0

© Solutions in Engineering I Ph 1300 136 036

19,00Qi

8,948\

940 .. 2,Q()?

465:

f9,58~1 ····f ··3,i"~g·

?,Q?,Qi

-1 479i

Section 2

1.,500 1,047.

Page 14

012

6 June 2013

5. Lobbies and haUwc1ys Repaint c:eilings Repaint wc1lls Repaint door face - one side including

architraves . Replace floor tiles (total: 61 m2) - 10%

[Rer:>iac~carpei ...••..•••.••• ••••·········· ...•... ·.···•··•••··.········ ······················· 16. Fire stairwells and walkvltc1ys .Re,pc1int ceilings

I Repc1int walls .. IR~c1i~Lflogr .... I Re,paint tlalustrac:Je,~ 17. Bin room I trade toilet l .. RElp.airit..c:El.ilings

Re,pc1int wc1II~ Repaint door face - one side including

architraves .. Repc1int.c:iCl.or. fac:e,.~Jyy()sic:Je~ ..... Maintain toilet & cistern and hardware

8. y e.h.icle access..vc1ys ... : .. ~c1~e.'!le..11t Re,pair1Lv\l.c1II.~ ..... ..... . . .. Repaint door face - one side including

architraves ~ urfc1c:e, cle,c1r, irig prClg rc1 rn Repaintline marking ··-·· 13epc1int b()Uc1rg~ f\llain.tc1ir1st()rrnv\lc1te,r c:Jrc1ir1~ anc:Jgrc1te:,~

. Maintain gate &motor··--·· . Maintain extraction fans

"''"'""'"''~wmw,sev,,,mwv-•~ ----, n

M.c1intain surnpplJrnp~ 9. Fixtures and fittings . Maintain letterboxes

' - -~- - --- w .,

.. f\llair1J.c1in c:ornrn()r, lig~tirig Maintain security access system basement access 10. Lifts · -·-· ·

Refurbish lift interiors l3eplc1C:El surnpplJrnp Maintain lift motors ----·-• , -m"'' " ,o,-A,CA-»A•

Sub Total (Incl. GST) .conting.encyi,.1fowancec1ncfGsiT · TotafExpenses (Incl: GST) •i•••

© Solutions in Engineering I Ph 1300 136 036

2,316j 13,538; ..•.. },699 ........ .

.. },.:l66' .. .

........ 1,071 ?,§2§

93

E,T~t 5,9351

···20)05 1

e

2}881 . ._ 13,958-········

... 3., .. 8-1.4.i 3,573

1,186

441 2,554

_,

1,470

1,01i

291

1,002 I

1,398 917

1,081

483[ 2,7~~:.

e,

. 3,048; - 17,819! ···J,s69L ...

.:l,56?1

I -I

-I -I ~1 .

l j _, j 1,410,

3,323.

122

237

:1 :i 35~1 -l

13814: +- ,I 8571 1 '2o~l . ... J

.. 5,3j4: ... ··I ·······•-L ................ :l 2151 -; -I -! 1,712'· .. ~1······ ..... ) 1);79 . . . 1,679! Ill CC I ··1:1011

1,2981 ...... r

. -5811

-

3,362

1 3401 -l 1 4241 , _; - ·--~ L I

1,514 1,609

-I - 1 23417 7,349L ·········' L

- 25,6381 -1

1,785.

1,380,

1,710:

383

.... i .1}1~!

1,~~5·

1,207!

636 3,684

··-· •••• II o·1

11so,so1·

0 26,727 0 217,634

1,6461 3,592··4s;9:141 12,1s1l 1,Q?O ........ 5Cl3j ··s;s4~j f,?Q(

0 37,0461 9,1841298,4871 I . . '.' ... ... . II .,.

o, ...... 5,186i ....... 1,?86i .J1,78~1

. j ~1 . Qi 14,6501 01 4,875 77,406 o; tosf! . QI · 6sf 1 o,837

8,7161 . 4,Q95: 55,762! 13,905; OL "?,?~?I 1Q,4?0l}.JO,??!il 0 I 16, 7011 0 l 5,558 1

88,243

Section 2 Page I 5

013

, The Propertv Centre Rockdale 426 Princes Highway ROCKDALE NSW 2216 ABN: 45 099 553 045

Ph: 02 9599 6555 Email: [email protected] Printed: 30/10/2015 09:10 am User: Mandie Ma

Strata Roll of Owners for Strata Plan Number 76355 THE OAKS

S/Plan 76355 Building Address: 10 OAKS AVENUE

Suburb: DEE WHY

Building Name: THE OAKS

GST: Yes

Owner Page

Units:,?() State: NSW ABN: 13 524 799 105

Manager: John Touma

Lots: 50 Post Code: 2099

Page 29

Lot: 15 Unit: 15 Last Settled: 14/10/2010

Unit of Entitlement:

Owner Name:

Salutation:

Address for Notices:

Levy Notice Name: Levy Notice Address:

Full Name: Residence Address:

18 I 1000

AMY J. & NATASHA L. EVANS


15/10 OAKS AVENUE

DEE WHY nsw 2099


15/10 OAKS AVENUE

DEE WHY NSW 2099

15/10 OAKS AVENUE

DEE WHY NSW 2099

Phone: Fax:

Mobile: Email: [email protected]

Managing Agent Details

No managing agent assigned.

Tenancy Details

Tenant Name: Phone 1: Phone 2: Mobile:

Email: Expiry Date: Notes:

Mortgagees

This lot has no mortgagees listed.

,..

The Propertv Centre Rockdale 426 Princes Highway ROCKDALE NSW 2216 ABN: 45 099 553 045

Ph: 02 9599 6555 Email: [email protected] Printed: 30/10/2015 09:09 am User: Mandie Ma

Balance Sheet - S/Plan 76355 "THE OAKS"

For the Financial Period 01/07/2015 to 30/10/2015

(Opening Balances as at 01/07/2015)

Assets

Cash At Bank STRATA PLAN 76355 Macquarie Bank BSB: 182-222 Ace No: 224226548

GST Paid

GST Unpaid

Levies Receivable

Liabilities

Accounts Payable

BAS Clearing

GST Collected

GST Uncollected

Paid in Advance

Owners Funds

Opening Balance

Total Assets

Total Liabilities

Net Assets

Net Income For The Period

Total Owners Funds

Administrative

$38,520.62

$(881.10)

$(728.50)

$7,894.80

$44,805.82

$1,986.45

$0.32

$(10,618.03)

$638.49

$867.79

$(7, 124.98)

$51,930.80

$24,448.38

$27,482.42

$51,930.80

$119.007.12

$(25.966.43)

$0.00

$2.091.96

$95,132.65

$0.00

$(0.01)

$(3, 160.85)

$190.14

$0.00

$(2,970.72)

$98,103.37

$89,498.62

$8,604.75

$98,103.37

Page 1

TOTAL THIS

YEAR

$157.527.74

$(26.847.53)

$(728.50)

$9.986.76

$139,938.47

$1,986.45

$0.31

$(13,778.88)

$828.63

$867.79

$(10,095.70)

$150,034.17

$113,947.00

$36,087.17

$150,034.17

THE PROPERTY CENTRE ROCKDALE OWNER TRANSACTION SUMMARY from 30/06/15 to 30/10/15

S/Plan: 76355 Units: Bulldlng Address: 10 OAKS AVENUE

Suburb: DEE WHY State: Bulldlng Name: THE OAKS ABN:

GST?: Yes Manager:

Lot#: 15 Unit#: 15 Units of Entitlement: Owner Name: AMY J. & NATASHA L. EVANS>ntribution Schedule:

Levies Due Date

01/07/15

01/09/15

Receipts Date

24/08/15

Reference Details Total Due

19 2nd Instalment FINANCE DEFECTS REPAIRS UNIT 1 TO 3 $.al95.00

& 30 TO 33 FULLY PAID Ad min $495.00

Sinking $0.00

114 Standard Levy Contribution Schedule from 01/09/2015 to $995.45

30/11/2015 FULLY PAID Ad min $735.06

Sinking $260.39

Lev}' Totals for the Period 30/06/15 to 30/10/15 $1,490.45

Reference Details

76 Standard Levy Contribution Schedule for 01/09/2015 to 30/11/2015 Receipt; bpay-payment - DEFT Bpay 0000002744

Receipt Totals for the Period 30/06/15 to 30/10/15

50 Lots: 50

NSW Post Code: 2099 13 524 799 105 John Touma

18 Paid To: 30/11/15 18 Advance: $0.00

Paid Discount Unpaid

$495.00 $0.00 $0.00

$495.00 $0.00 $0.00 $0.00 $0.00 $0.00

$995.45 $0.00 $0.00

$735.06 $0.00 $0.00 $260.39 $0.00 $0.00

$1,490.45 $0.00 $0.00

Adm in Sinking Total

$735.06 $260.39 $995.45

1735.06 $2~0.39 $995.45

Pa

Arrears Interest Due

$0.00 $0.00 $,

$0.00 $0.00 $0.00 $0.00

$0.00 $0.00 $!

$0.00 $0.00 $0.00 $0.00

10.00 $0.00 $13

Discount Interest Paid

$0.00 $0.00 $!

$0.QQ $0.00 $j

r The Propertv Centre Rockdale 426 Princes Highway ROCKDALE NSW 2216 ABN: 45 099 553 045

Ph: 02 9599 6555 Email: [email protected] Printed: 30/10/2015 03:58 pm User: Mandie Ma

Income and Expenditure Statement - S/Plan 76355 "THE OAKS"



Administrative Fund

Income

INSURANCE PREMIUM DIFFERENCE

Interest on Overdues

Levy Income

REIMB.LEGAL FEES

SECTION 109 CERTIFICATE

Special Levy Income

Total Administrative Fund Income

Expenses

ACCOUNTING FEE

ADMINISTRATIVE FEE

CLEANING - GRAFFITI

COMMUNITY POWER

CONTRACT - CLEANING - BASEMENT VACUME

CONTRACT - CLEANING - LABOUR

CONTRACT- CLEANING MATERIALS

CONTRACT- CLEANING SERVICES

CONTRACT - ESSENTIAL SERVICES

CONTRACT- FIRE MONITORING

CONTRACT-GARAGE DOORS

CONTRACT- LIFT MAINT/CONTRACT

CONTRACT - PUMP & PIT SER/CONT

CONTRACT- STORMWATER LINE

FEES & PERMITS

FEES-TAX/GST/IAS RETURNS

FIRE SYSTEMS - FALSE ALARMS

GLOBES/FLOURESCENTS

INSUR.CLAIMS-EXCESS

INSURANCE - ALL POLICIES

Information Certificate

LIFT TELEPHONE

MISCELLANEOUS CHARGES

Management Fee

PEST CONTROL

REPAIR & MAINT - ANTENNA/TV

REPAIR & MAINT - BUILDING

REPAIR & MAINT - ELECTICITY

TOTAL THIS

YEAR

$128.04

$115.30

$37,125.29

$757.14

$216.00

$25,000.00

$63,341.77

$300.42

$300.42

$0.00

$6,304.28

$500.00

$5,587.44

$171.10

$0.00

$0.00

$408.33

$400.00

$3,846.69

$360.00

$0.00

$109.50

$150.00

$0.00

$348.25

$1,456.82

$0.00

$216.00

$1,746.19

$150.00

$2,207.42

$250.00

$0.00

$0.00

$723.00

This Year Budget

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$1,241.00

$1,241.00

$150.00

$24,500.00

$0.00

$15,500.00

$200.00

$500.00

$2,000.00

$1,500.00

$825.00

$15,750.00

$720.00

$1,800.00

$70.00

$725.00

$1,500.00

$1,000.00

$5,000.00

$34,000.00

$0.00

$3,000.00

$350.00

$9,119.00

$650.00

$300.00

$750.00

$1,000.00

Last Year Actual

$0.00

$3.73

$0.00

$0.00

$107.00

$25,000.00

$25,110.73

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$360.00

$0.00

$0.00

$150.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

Page 1

The Propertv Centre Rocmlrle 426 Princes Highw~y-ROCKDAI.£ NSW 2216 MIit 45 Bi 553 ·UIIS

Ph: 02 9599 6555 Email: s~ Printed: 30/10/2015 03:58 pm User llilllde 111

Income and Expenditure Statement - SIPlan 76355 "THE OAKS"

Forl'le Financial Period 01/07/2015 ID 3Qf1C)'2015

(Opening Balances as at 01J07/2015)

Administrative Fund

TOTAL ThisYea, THIS

Budget YEAR

REPAIR & MAINT - ESSENT.SERV. $275.00 $2200.00

REPAIR & MAINT - GARDOOR/GATE $0.00 $200.00

REPAIR & MAINT - INTERCOM S0.00 $350.00

REPAIR & MAINT - LIFTS S0.00 $1.750.00

REPAIR & MAINT - LOCKS & KEYS S0.00 $800.00

REPAIR & MAINT - PLUMBING $650.00 $1.750.00

REPAIR & MAINT - PUMP & PIT $130.00 $350.00

REPAIR & MAINT - ROOF S0.00 $350.00

REPAIR & MAINT - SECURITY SYST $0.00 $350.00

REPAIR & MAINT-TEL./FOXTEL S0.00 $150.00

REPAIR & MAINT - WINDOWS/DOORS S0.00 $650.00

RUBBISH REMOVAL S0.00 $200.00

SPECIAL LEVY EXPENSES $4.479.33 SO.OD

SUNDRIES S0.00 $9.00

VALUATION FEE $772.73 $0.00

WATER USAGE $3,459.29 $16,000.00

Total Administrative Fund Expenses $35,302.21 $148,500.00

Admir.is11ative Fund Surplus/Deficit $28,039.56 $(148,500.00)

Last Year Actual

$275.00

$0.00

$0.00

$0.00

$0.00

$0.00

$130.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$915.00

$24,195.73

The Propertv Centre Rockdale 426 Princes Highway ROCKDALE NSW 2216 ABN: 45 099 553 045

Ph: 02 9599 6555 Email: [email protected] Printed: 30/10/2015 03:58 pm User: Mandie Ma

Income and Expenditure Statement - S/Plan 76355 "THE OAKS"



Sinking Fund

Income

Interest on Overdues

Levy Income

SECURITY - HANDLING FEE

SECURITY - PURCH. KEY/REM/FOB

Total Sinking Fund Income

Expenses

MAJOR PLUMBING REPAIRS.

MISCELLANEOUS CHARGES

NEW INSTALL-SECURITY CCTV

PROFESSIONAL FEES - ENGINEERS

PROFESSIONAL FEES - SOLICITORS

REPLACEMENT - LOCK SYSTEM

SUNDRY(COVER-ABOVE)

Total Sinking Fund Expenses

Sinking Fund Surplus/Deficit

TOTAL THIS

YEAR

$28.19

$13,150.99

$195.45

$327.27

$13,701.90

$1,090.91

$60.00

$1,854.99

$520.00

$850.00

$556.25

$165.00

$5,097.15

$8,604.75

This Year Budget

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$0.00

$52,603.64

$52,603.64

$(52,603.64)

Last Year Actual

$0.00

$0.00

$30.00

$0.00

$30.00

$0.00

$0.00

$0.00

$0.00

$850.00

$0.00

$0.00

$850.00

$(820.00)

Pagel

IIIJ.lalln Touma on ~

TOTAL This Year Last Year THIS YEAR Budget Actual

lncollle INSURANCE CLAIMS/REFUND PREM. 2,800.00 0.00 3,705.00

Interest on Overdue Levies 71.22 0.00 187.05

Levy Income 107,000.00 107,000.00 110,000.00

REFUNDS - GENERAL 0.00 0.00 290.00

REIMB.LEGAL FEES 0.00 0.00 200.00

REIMBURSEMENTS 460.00 0.00 0.00

SECTION 109 CERTIFICATE 936.18 0.00 1,196.00

Total Admin fund income 111,267.40 107,000.00 115,578.05

Expenses BAS CLEARING ACCOUNT 791.87CR 0.00 2,321.89

ACCOUNTING FEE 1,012.88 1,021.00 964.74

ADMINISTRATIVE FEE 1,012.88 1,021.00 964.74

BANK CHARGES 0.00 0.00 15.00

CERTIFICATE REIMBURSEMENT 936.00 0.00 1,196.00

CLEANING - MATERIALS 41.15 150.00 109.38

CLEANING - LABOUR 4,684.80 4,700.00 4,552.38

CLEANING - SERVICES 780.00 1,000.00 860.00

CLEANING - BINS 1,717.20 1,750.00 1,668.60

COMMUNITY POWER 21,154.52 20,500.00 18,641.99

CONTRACT- STORMWATER LINE 1,785.45 0.00 0.00

CONTRACT - FIRE MONITORING 1,251.58 1,600.00 1,956.59

CONTRACT - LIFT MAINT/CONTRACT 14,285.71 14,500.00 19,018.85

CONTRACT - ESSENTIAL SERVICES 890.00 1,750.00 890.00

CONTRACT - SECURITY SERVICE 400.00 400.00 400.00

CONTRACT - PUMP & PIT SER/CONT 350.00 700.00 350.00

CONTRACT-GARAGE DOORS 600.00 800.00 0.00

FEES & PERMITS 54.00 50.00 47.27

FEES-TAX/GST/IAS RETURNS 725.00 900.00 875.00

GLOBES/FLOIJRESCENTS 258.51 300.00 262.95

INSUR.CLAIMS-PAID 2,800.00 0.00 3,705.00

INSUR.CLAIMS-EXCESS 4,814.91 3,000.00 1,000.00

INSURANCE - ALL POLICIES 18,637.94 17,500.00 16,708.01

Management Fees 7,445.02 7,504.65 7,090.60

MISCELLANEOUS CHARGES 0.00 100.00 95.00

PEST CONTROL 200.00 0.00 0.00

REPAIR & MAINT- FIRE MONITOR I 0.00 1,000.00 852.05

REPAIR & MAINT- GAR.DOOR/GATE 0.00 250.00 100.00

REPAIR & MAINT - BUILDING 0.00 500.00 594.84

REPAIR & MAINT - ELECTICITY 1,921.05 1,000.00 912.08

REPAIR & MAINT - PLUMBING 1,605.00 1,500.00 498.86

REPAIR & MAINT - LIFTS 778.00 1,500.00 0.00

REPAIR & MAINT- LOCKS & KEYS 332.27 1,200.00 2,055.63

REPAIR & MAINT - INTERCOM 0.00 800.00 1,175.00

REPAIR & MAINT - ESSENT.SERV. 1,188.00 1,500.00 1,722.00

REPAIR & MAINT - ROOF 239.98 450.00 541.44

REPAIR & MAINT - PUMP & PIT 573.95 750.00 330.00

REPAIR & MAINT - PAINTING 280.00 0.00 0.00

STRATAMA TIC Body Corporate Management Software - ROCKEND TECHNOLOGY 1300 657 700- www.rockend.com.au

r

014

Illa!•• SI 11.ment - Strata Plan 76355 -rHEOAKS"

For1he Finauca Period 01I07/11 to 30/06/12 - Prepared by John Touma on 02/07/12

om1nistrative Fund TOTAL This Year Last Year

THIS YEAR Budget Actual Expenses

REPAIR & MAINT - WINDOWS/DOORS 404.00 0.00 0.00

REPAIR & MAINT - TEL./FOXTEL 0.00 120.00 120.00 RUBBISH REMOVAL 95.00 150.00 124.00

SOLICITORS & SUMMONS FEES 0.00 0.00 200.00 SUNDRIES 20.45 533.35 0.00

TAXES - BAS.INSTALMENT 0.00 0.00 5,549.32CR TELEPHONE 3,121.84 3,000.00 2,864.94 VALUATION FEE 0.00 0.00 420.00 WATER USAGE 11,401.15 13,500.00 12,278.85

Total Admin fund expenses 107,006.37 107,000.00 102,934.36

Admin Fund Surplus/Deficit 4,261.03 0.00 12,643.69

Pap 2

;

015

EenrcwrtDF -·-.. -- ..... 3

Sinkin Fund TOTAL This Year Last Year

THIS YEAR Budget Actual Income


Levy Income 44,000.00 44,000.00 38,000.00

SECURITY - PURCH. KEY/REM/FOB 100.00 0.00 463.63

REMOTE CONTROL DEPOSITS 0.00 0.00 92.73

SECURITY - HANDLING FEE 0.00 0.00 180.00

Total Sinking Fund income 44,136.70 44,000.00 38,813.52

Expenses ESSENTIAL SERVICES UPGRADE 2,695.00 0.00 0.00

MAJOR BUILDING REPAIRS 930.00 0.00 0.00

MAJOR ELECTRICAL REP/UPGRADE 0.00 0.00 2,598.00

MAJOR PLUMBING REPAIRS. 0.00 0.00 1,785.45


NEW INSTALL - ROOF ANCHORS 3,722.00 0.00 0.00

NEW INSTALL - DOOR/LOCK/HANDLE 0.00 0.00 917.27

PEST CONTROL 990.00 0.00 6,800.00

PROFESSIONAL FEES - ENGINEERS 3,500.00 0.00 0.00

REPLACEMENT- GAR.DRS/GATES 0.00 0.00 5,581.80

BAS Clearing Account 378.65 0.00 920.64

SECURITY -PURCH KEY/REMOTE/FOB 570.69 0.00 0.00

SUNDRY(COVER-ABOVE) 499.10 44,000.00 0.00

TAXES - BAS.INSTALMENT 0.00 0.00 278.68CR

Total Sinking Fund expenses 13,285.44 44,000.00 18,474.48

Sinking Fund Surplus/Deficit 30,851.26 0.00 20,339.04

016

\ .:. '

~

_ _,.

.. 'J ...

.,

THE PROPERTY CENTRE ROCKDALE GI 1,-:ES '9GNIMY ROODI..E NS W2216 I'll IIZISll8555 Fa Q2 9581168 MIi: 45 cqt 553 045 ,.;-. OUl7P'l3 llt 09:m:58 User=JOt9I

'

'.

Income Statement - Strata Plan 76355 -rHEOAKS"

J

Far .. F M Paiad OUl7/121D 3Qll&'13 - Prepmed by John Tcuna on 01/07/13

A d m ir, , s · · ., : . -:: = .. . TOTAL This Year Last Year

THISYEAR Budget Actual Income

INSURANCE CLAIMS/REFUND PREil. 11,729.76 0.00 2,800.00


Levy Income 112,503.36 112,500.00 107,000.00

REIMBURSEMENTS 462.50 0.00 460.00

SECTION 109 CERTIFICATE 572.00 0.00 936.18

Special Levy Income 115,151.40 0.00 0.00

Total Admin fund income 240,661.20 112,500.00 111,267.40

Expenses BAS CLEARING ACCOUNT 16,356.54 0.00 2,321.89

ACCOUNTING FEE 1,063.56 1,072.00 964.74

ADMINISTRATIVE FEE 1,063.56 1,072.00 964.74

BANK CHARGES 0.00 0.00 15.00

CERTIFICATE REIMBURSEMENT 572.00 0.00 1,196.00

CLEANING - MATERIALS 0.00 150.00 109.38

CLEANING - LABOUR 4,899.30 4,700.00 4,552.38

CLEANING - SERVICES 640.00 1,000.00 860.00

CLEANING- BINS 1,795.85 1,750.00 1,668.60

COMMUNITY POWER 23,796.39 25,000.00 18,641.99

CONTRACT - STORMWATER LINE 0.00 1,850.00 0.00

CONTRACT - FIRE MONITORING 1,460.00 1,650.00 1,956.59

CONTRACT - LIFT MAINT/CONTRACT 15,012.95 14,500.00 19,018.85

CONTRACT - ESSENTIAL SERVICES 0.00 1,000.00 890.00

CONTRACT - SECURITY SERVICE 400.00 400.00 400.00

CONTRACT - PUMP & PIT SER/CONT 2,135.45 700.00 350.00

CONTRACT-GARAGE DOORS 800.00 800.00 0.00

FEES & PERMITS 50.91 50.00 47.27

FEES-TAX/GST/IAS RETURNS 575.00 900.00 875.00

GLOBES/FLOURESCENTS 645.68 300.00 262.95

INSUR.CLAIMS-PAID 11,729.76 0.00 3,705.00

INSUR.CLAIMS-EXCESS 8,968.18 3,000.00 1,000.00

INSURANCE -ALL POLICIES 22,547.93 19,500.00 16,708.01

Management Fees 7,817.26 7,879.80 7,090.60


PEST CONTROL 200.00 0.00 0.00

REPAIR & MAINT - FIRE MONITOR 0.00 800.00 852.05

REPAIR & MAINT - SECURITY SYST 695.45 0.00 0.00

REPAIR & MAINT - GAR.DOOR/GATE 0.00 200.00 100.00

REPAIR & MAINT - BUILDING 0.00 500.00 594.84

REPAIR & MAINT - ELECTICITY 2,325.00 950.00 912.08

REPAIR & MAINT - PLUMBING 140.00 1,500.00 498.86

REPAIR & MAINT - LIFTS 1,447.50 1,100.00 0.00

REPAIR & MAINT - LOCKS & KEYS 1,671.40 900.00 2,055.63

REPAIR & MAINT - INTERCOM 169.00 650.00 1,175.00

REPAIR & MAINT - ESSENT.SERV. 670.00 1,450.00 1,722.00

REPAIR & MAINT - ROOF 0.00 450.00 541.44

REPAIR & MAINT -ANTENNA/TV 1,400.00 0.00 0.00

REPAIR & MAINT - PUMP & PIT 342.50 750.00 330.00

STRATAMATIC Body Corporate Management Software - ROCKEND TECHNOLOGY 1300 657 700-www.rockend.com.au

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'lffl~\. Th\,;"feat \..a,;;\'feat

THIS YEAR Budget Actual Expenses

REPAIR & MAINT - PAINTING 140.00 0.00 0.00

REPAIR & MAINT - WINDOWS/DOORS 239.09 200.00 0.00

REPAIR & MAINT - TEL./FOXTEL 330.00 120.00 120.00

RUBBISH REMOVAL 75.00 150.00 124.00

SOLICITORS & SUMMONS FEES 0.00 0.00 200.00

SUNDRIES 18.18 156.20 0.00

' TAXES- BAS.INSTALMENT 0.00 0.00 5,549.32CR

TELEPHONE 3,154.03 3,250.00 2,864.94

VALUATION FEE 0.00 0.00 420.00

WATER USAGE 14,285.60 12,000.00 12,278.85

Total Admin fund expenses 149,633.07 112,500.00 102,934.36

Admin Fund Surplus/Deficit 91,028.13 0.00 8,333.04

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TIE PIIDPERIY CEiillE RIDClffllef F = -+ IE•Sawww• '-• 1• : i;-4:~=-- ..._.... Pap 3

• lllccl •• SI 7 n n 1111 - Slrala Plan 76355

-JHFQAKS-._ .. n i.f ...... etmn:2••• 13-~ ; edbyJahn Touma on 01J07/13

10TAL TbisYear Last Year 119S1EAR Budget Actual

Income Interest on Overdue Levies 90.52 0.00 36.70

Levy Income 48,000.00 48,000.00 44,000.00

SECURITY - PURCH. KEYIREIIIFOB 92.73 0.00 100.00

REIMBURSEMENT 3,531.82 0.00 0.00

SECURITY - HANOUNG FEE 30.00 0.00 0.00

l Total Sinking Fund Income 51,745.07 48,000.00 44,136.70

Expenses ESSENTIAL SERVICES UPGRADE 0.00 0.00 2,695.00

MAJOR BUILDING REPAIRS 0.00 0.00 930.00

MAJOR ELECTRICAL REP/UPGRADE 4,310.00 0.00 0.00

MAJOR PLUMBING REPAIRS. 2,003.07 0.00 0.00

MAJOR ROOF REPAIR 766.75 0.00 0.00


NEW INSTALL - ROOF ANCHORS 0.00 0.00 3,722.00

PEST CONTROL 1,250.00 0.00 990.00

PROFESSIONAL FEES - ENGINEERS 12,165.00 0.00 3,500.00

REPLACEMENT-PUMPS 3,531.82 0.00 0.00

REPLACEMENT - FENCING 1,100.00 0.00 0.00

BAS Clearing Account 377.24 0.00 378.65

SECURITY -PURCH KEY/REMOTE/FOB 0.00 0.00 570.69

BLDG REP.SINKING F.FORECAST 1,143.64 0.00 0.00

SUNDRY(COVER-ABOVE) 418.18 48,000.00 499.10

Total Sinking Fund expenses 27,095.70 48,000.00 13,285.44

Sinking Fund Surplus/Deficit 24,649.37 0.00 30,851.26

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THE PROPERTY CENTRE ROCKDALE 30-Jul-15 Ph: 02 9599 6555 Fax: 02 9599 6466 ABN: 45 099 553 045

STRATA SCHEMES MANAGEMENT ACT 1996 NOTICE OF MINUTES OF ANNUAL GENERAL MEETING

OF THE OWNERS CORPORATION FOR THE OAKS Strata Plan 76355

RE: Minutes of Annual General Meeting Strata Plan 76355 The minutes of the Annual General Meeting of the Owners Corporation for 10 OAKS A VENlJE DEE WHY held UNIT 33 on the 28/07/2015 at 06:00 pm are noted-

PRESENT PERSONALLY:

Lot3 Lot6 Lot8 Lot9 Lot12 Lot13 Lot14 Lot21 Lot28 Lot33 Lot35 Lot38

JAMES 0. & DEBORAH M. POWELL ANDREW JAMES SW AFFER EMMA KATE HAWTHORNE CHRISTOPHER L. O'BRIEN HOEGENG CHANDRA & FUNGLIE SIM BETTY V. BAKER HELGA HELM JULIE MARIE HANAGHAN RICHARD R. SELLIES CHRISTINE DALEY DAVID & GRACIA MARTIN DANA BOUDAGHIAN

PRESENT BY PROXY:

Lot 10 KIM LY & DALE J. MAKSIMOVIC Proxy to Christopher O'Brien Lot 9 Lot 13 BETTY V. BAKER Proxy to Deborah Powell Lot 3 Lot 29 BEVERLEY JUNE HAWKE Proxy to Dana Boudaghian Lot 38 Lot 37 BROOK A. & GEORGE C. & CAROLE A. CROWLEY Proxy to John Touma

TPC

IN ATTENDANCE:

JOHN TOUMA OF BAY STRATA PTY LTD

QUORUM WAS ACHIEVED AND THE MEETING WAS DECLARED OPEN AT 6:00 P.M BY JOHN TOUMA WHO CHAIRED THE MEETING.

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MOTION 1: The Minutes Resolved that the Minutes of the previous meeting held on the 23/03/15 as recorded in the minute book be confirmed as a true & correct record. Subject to the notation that the financials on that date were not discussed or confirmed.

MOTION 2: Financial Statement Resolved that the Annual Statement of accounts as prepared for the period 30/06/15 and presented at the meeting by the Strata Manager be adopted and approved as a true record.

MOTION 3: Auditor Resolved that at this stage:Not to appoint an auditor

MOTION 4: Insurances a) Following a discussion of the requirement under the Act to carry out an Insurance Valuation every five (5) years it was resolved to carry out an Insurance Valuation.

b) It was resolved to issue the Strata Manager with a standing direction to automatically renew all insurance and increase the limits to cover for the insurance according to:-i) any valuation obtained ii) the suggestions made by the Insurance Company.

This direction can be revoked at any time by a majority decision at a general meeting of the Owners Corporation.

c) After a discussion on the various policies that the Owners Corporation have the following was resolved:-i) to accept the current policies / cover and update the BSI according to the Valuation. ii) to renew the policies with CHU subject to two quotes being obtained. iii) to maintain current Office Bearers Policy and Voluntary Workers iv) to maintain current Fidelity Guarantee, Audit & legal costs, lot fixtures and to maintain current Building Catastrophe cover

MOTION 5: Executive Committee Members Election a) The following nominations of candidates for election to the committee were

received and accepted b the chairperson:-

Lot3 Lot9 Lot12 Lot28 Lot33

DEBORAH M. POWELL CHRISTOPHER L. O'BRIEN FUNGLIESIM RICHARD R. SELLIES CHRISTINE DALEY

b) Resolved that the number of members of the Executive Committee be determined as five (5)

021

c) The following people were elected as members of the Executive Committee without a ballot


DEBORAH M. POWELL CHRISTOPHER L. O'BRIEN FUNGLIESIM RICHARD R. SELLIES CHRISTINE DALEY

d) The following persons were nominated and elected as Office Bearers.

Lot3 Lot9 Lot28

DEBORAH M. POWELL-SECRETARY CHRISTOPHER L. O'BRIEN-CHAIRPERSON RICHARD R. SELLIES-TREASURER

The Quarterly Financial Report is to be forwarded to Richard Sellies, Lot 28.

e) Resolved not to place additional restrictions on the Executive Committee.

MOTION 6: Maintenance Contributions Resolved that: a) in accordance with Section 75(1) and (2) of the Strata Schemes Management

Act 1996, the Owners Corporation proposed estimates that in respect of the period from 01/07 /15 To 30/06/16 it will need to credit to its administration and sinking funds for actual and expected expenditure referred to in those subsections the amount set out in the budget that was attached to the notice of the meeting at which this resolution was passed; and

b) in accordance with Section 76(1) of the Act, the owners corporation determines that the following amounts are to be levies to raise the estimated contributions: i) to the administrative fund, the sum of $148,500.00 + GST P.A.; and ii) to the sinking fund, the sum of $52,603.64 + GST P.A.; and

c) those amounts are to be paid by way of four equal installments being the 01/09/15, 01/12/15, 01/03/16 and 01/06/16.

d) the Managing Agent is authorised to levy those contributions by written notice on each person liable to pay them.

MOTION 7: Legal Action Resolved to authorise the Strata manager to instigate legal action against any owner whose levies are in arrears in excess of 4 months of which is to enable the recovery of levies owing together with any other charges and expenses incurred in recovery of those levy arrears.

MOTION 8: Building Reports The following was resolved to:-i) Not to carry out an update on the Risk & Safety Report done in 2007 ii) Not to carry out a Termite/borer Pest Report

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MOTION 9: Special By-Law 5 - Planter Boxes Following a discussion on the issue it was Specially Resolved pursuant to Section 47 & 65A of the Strata Schemes Management Act, 1996 that the Owners Corporation amends its by-laws by the addition of 'Special By-Law 5 - Planter Boxes' as per the terms and conditions herewith:-

Special By-Law No. 5 - Planter Boxes

1. Introduction

1.1 For the purpose of maintaining the Strata Scheme's Common Property, the Owners Corporation has determined to make a decision on how to deal with defects found in planter box walls.

2. Definitions & Interpretation

2.1 In this by-law:

"Common Property" means the common property for the Strata Scheme.

"Development Act" means the Strata Schemes (Freehold Development) Act 1973.

"Lot" means a lot in the Strata Scheme.

"Management Act" means the Strata Schemes Management Act 1996.

"Occupier" means an occupier of a Lot

"Owner" means any owner of a Lot.

"Owners Corporation" means the owners corporation for the Strata Scheme.

"Planter Box" means a planter box forming part of a lot, being an item described as "PLANTER" or "PL" in the Strata Plan.

"Strata Plan" means the strata plan for the Strata Scheme.

"Strata Scheme" means the Strata Scheme in respect of which this by-law applies.

"Strata Legislation" means the Development Act and the Management Act.

"Works" means, in each case, at the Owners Corporation's absolute discretion and at the Owners Corporation's cost, and including all ancillary work:

• emptying the inside of any planter box, re-waterproofing it and reinstating the inside of the planter box by planting a hedge or other plant, by way of placing stand alone pot plants inside the planter boxes rather than replacing the soil and planting plants in that soil; or

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• removing the planter box inner wall (ie the wall beteen a part of a Lot marked "terrace" on the Strata Plan and a planter box) and extending that terrace to the outer planter box wall, including as necessary re-waterproofing and tiling along the footprint of the planter box.

2.2 In this by-law:

2.2.1 references to any statutory or like provisions include any statutory or like provisions amending, consolidating or replacing the same, and all by-laws, ordinances, proclamations, regulations, rules and other authorities made under them,

2.2.2 any expression used in this by-law and which is defined in the Strata Legislation will have the same meaning as that expression has in that legislation unless a contrary intention is expressed in this by-law, and

2.2.3 if there is any inconsistency between this by-law and any other by-law applicable to the Strata Scheme, then the provisions of this by-law will prevail to the extent of that inconsistency.

3.0 Repair works to Planter Boxes

3.1 If any defect is found in the Common Property wall of a planter box, then the Owners Corporation is specifically authorised to, and will carry out the Works as soon as practicable.

3.2 The Owners Corporation must comply with all statutes, by-laws, regulations, rules and other laws for the time being in force and which are applicable to the Works and the Strata Scheme.

3.3 The Owners Corporation will be responsible for maintaining the Common Property comprising the Works and keeping it in a state of good and serviceable repair.

3.4 Each Owner and Occupier agrees to grant the Owners Corporation and its contractors access to their Lot on reasonable notice and as is reasonably necessary for the purpose of carrying out the Works.

MOTIONlO: Various Major Repairs A-E Various Repairs required: A discussion took place where it was Resolved that the works will be undertaken subject to the Executive Committee sourcing two other quotes from Building Companies and resolving to proceed with the lowest quote.

MOTIONll: Finance of Works Under Motion 10 Taking into consideration the funds currently held in the Sinking Fund it was Resolved:-a) to finance works under Motion 10 from the current funds in the Sinking Fund.

THERE BEING NO FURTHER BUSINESS THE MEETING CLOSED AT 7.00 PM

ADOPTED DATE ............................ .

CHAIRPERSON .............................. .

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Following the closure of the meeting certain General issues were raised that need attention and that being:-

1) ASV Painting:-The Strata Manager is requested to contact ASV Painters directly in view of having ASV attend to the following long outstanding issues:-

a) Completion of painting of the downpipes along lot 13, Betty Baker, balcony. b) Handing over the left over paint for touch up purposes.

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_t.!fflutes of Executive Committee Meeting

Date of Meeting: 16 February, 2014 Held at: Unit 37, 10 Oaks Ave Dee Why

-----

Present: Jo Thom, Debs Powell, George Crowley, Carole Cr_ Richard Sellies, Barry Robertson, Julie Hanagan, Kim Ly (uni··:

Present by proxy: nil

Chair: Richard Sellies

Secretary and Minutes: Jo Thom

Agenda item 1: It was agreed that the minutes of the previot.-s of the 31st August 2013 were correct.

Agenda item 2: The issue of the constant and continual breoc-- 'Ji laws by Jackson Siladi, resident of unit 1, was discussed at lengr~ . .ll!iir. email from him mother, Melinda Siladi was read to the committee is attached for reference. Each member of the committee and ~., owners present expressed exasperation and anger at the currer· situation. Recent incidences including matters of police involver-err dated 1 Oth and 12th February 2014 was also discussed. It was assessecl that, at minimum, there have been 18 instances since May 2013 'I""

which there has been damage to common property, misuse of fr.€' extinguishers, threatening behaviour, trespass and continued acceir t the roof on level 1. It was agreed that this constitutes a breach of "'rW' by-laws and that action should be taken by the committee to cor,a,n the issue.

Agenda item 3: After looking through the information from the De~to7' Fair Trading and discussing the options outlined in this information 0!1! discussed with John Touma, it was decided, unanimously, that we should take the strongest action available to us to put an end to the current situation. To this end, the committee agrees to seek media&. with the owner of unit 1, Melinda Siladi, and her.son Jackson Siladi. Should there be further breaches of by-laws the Committee agreed• immediately issue a further Notice to Comply and will seek an order against the occupants of Unit 1 (Jackson Siladi) should mediation not be successful.

General business: a discussion in regards to the current cost overruns 01

the rectification and paining works was had and the committee agreed that it would seek a breakdown of these costs from John Touma in order to fully understand the situation.

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THE PROPERTY CENTRE ROCKDALE 30-Mar-15 Ph: 02 9599 6555 Fax: 02 9599 6466 ABN: 45 099 553 045

STRATA SCHEMES MANAGEMENT ACT 1996 NOTICE OF MINUTES OF Extraordinary Meeting


RE: Minutes of Extraordinary Meeting Strata Plan 76355 The minutes of the Extraordinary Meeting of the Owners Corporation for 10 OAKS A VENUE DEE WHY held Unit 37 /882 Pittwater Road Dee Why on the 25/03/2015 at 06:00 pm are noted-

PRESENT PERSONALLY:

Lot3 Lot9 LotlO Lotll Lot12 Lot20 Lot21 Lot25 Lot29 Lot31 Lot33 Lot37 Lot38

DEBORAH M. POWELL CHRISTOPHER L. O'BRIEN KIM LY NOEL RAYMOND PATRICK KELLY HOEGENG CHAi'IDRA & FUNGLIE SIM MIOIAEL MIISIDN ]LUE MARIE HANAGHAN DUBRA VKA LAKIC BEVERLEY JUNE HAWKE PAUL APOSTOWU OIRISTINE DALEY GEORGE C. CROWLEY DA."JA BOUDAGIIlAN

PRESENT BY PROXY:

Lot 13 BETTY V. BAKER Proxy to Beverley June Hawke Lot 29

IN ATTENDANCE:

JOHN TOUMA OF BAY STRATA PTYLTD


MOTION 1: The Minutes Resolved that the Minutes of the previous meeting held on the 04/09/14 as recorded in the minute book be confirmed as a true & correct record.

MOTION 2: Financial Position Resolved to confirm the financial position as a true record as per the reports forming part of the notice for the period 01/07 /14 to 02/03/15.

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MOTION 3: EFM Report & Services Ian Thompson from EFM Pty Ltd addressed the meeting and advised on:-1) The repairs required of which are subject to Motion 4a and the quotes obtained and; 2) The issues of the terraces in lots 31 and 32 and their rectification by the builders and the repair failure and what action is can be adopted.

Various Owners raised certain queries and clarifications where Mr Thompson provided the various replies, clarifications and advice.

Following such clarification, replies and advice certain resolutions were made:-1) That the Owners Corporation proceed with preparing a By-Law pursuant to Section 47 or 52 (based on legal advice) that would allow the Owners Corporation:-

a) Empty the planter boxes (once they have a defect), water proof it and then reinstate a planting hedge by way of placing stand alone pot plants inside the · planter boxes and not replace the soil.

b) Remove the planter box inner wall and extend the balcony to the outer edge planter box wall where proper water proofing and tiling is to be under taken by the Owners Corporation along the footprint of the planter box.

2) That the Owners Corporation adopts EFM Pty Ltd recommendations to accept part of the quote from Icon Constructions Pty Ltd dated part of the the 29/01/14.

3) That the services of EFM Pty Ltd be further considered by the Executive Committee once a firm quote is provided to them by EFM Pty Ltd and that the Executive Committee be authorised to approve such quote.

MOTION 4: Repairs to Units l, 2, 3, 10, 30, 31, 32 & 33 With reference to the detailed discussion under Motion 4 the following was Resolved:-1) That the quote from Icon Construction Pty Ltd dated the 29/01/15 be accepted for the following areas only:-a) Unitl Balcony $4,050.00 + GSf b) Unit3 Sliding Door & Down Pipe $6,300.00 + GSf c) Unit 30 Sliding Door $5,900.00 + GSf d) Unit31 Shower Recess $4,900.00 + GSf

$21.150.00 + GST

MOTION 5: Lots 31 & 32 Terrace Rectification by Nazero Pty Ltd Conaz Pty Ltd Detailed discussion took place on the issue where Mr Thompson, EFM Pty Ltd, provided some history and explanation on the defect at hand where the following wasnoted:-*Nazero Pty Ltd undertook rectification on the terraces where they stopped water leaking into the units which created a different type of a defect which is seepage or oozing of effervescent from the side of the terraces of which is causing damage to render and the newly painted surfaces. * Mr Thompson advised that such leaking is considered, in their opinion to be a defect and hence the builders shall be held responsible for their failure in the repair they undertook under warranty.

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Accordingly, the following was Resolved:-a) That the Owners Corporation proceed with a solicitors letter be forwarded to the builders advising them that their rectification works have failed and that the Owners Corporation requests under Statutory Warranty to re-attend and correctly attend to the repair, otherwise, a formal complaint will be lodged with OFT. The solicitor to be used is the one recommended by EFM Pty Ltd. Estimate of cost $750.00. b) In the event that the builders do not respond within 30 days or they provide an unsatisfactory reply to the Executive Committee within 30 days then the Owners Corporation approves EFM Pty Ltd to prepare and lodge an application with the OFT and attend Mediation and any preliminary hearings against the builder. Estimate of such process would be $2,500.00. c) That the Executive Committee be re-approached and seek their approval to engage the services of a solicitor (subject to two quotes be obtained) to represent the Owners Corporation against the builder in the event that the builder mounts and defence against any Owners Corporation proceedings. d) Terrace 31 & 32: That the decision on any repairs be determined by the Executive Committee following the outcome of the Resolutions made under Motion 5 (a-c).

MOTION 6: Roof Repairs Taking into consideration that the report/ quote from On Top Roofing noting that they are recommendations and that there are no issues at this stage and taking into consideration the amount of repairs being undertaken it was Resolved not to proceed with such works.

MOTION 7: Administration Fund Special Levy Taking into consideration the current financial position of the Owners Corporation and the amount of works that have been approved and still to be approved the following was Resolved :-a) Strike a Special Administration Fund Levy for an amount of $50,000 + GSI ($55,000) proportioned against unit entitlements payable by way of 2 installments to fall due on 01/05/15 and 01/07 /15. Purpose is to finance works approved or needing to be approved under Motions 4 and 5 herewith.

THERE BEING NO FURTHER BUSINESS THE MEETING CLOSED AT 7:30 P.M.

ADOPTED DATE ........................ .

CHAIRPERSON .••.•••.................•...

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PROPERTY CENTRE ROCKDALE



,;.. -

illllrsol lhe Extraordinary Meeting of the Owners Corporation for 10 OAKS A VENUE DEF _..... UNIT 37 / 880 PIITWATER ROAD DEE WHY on the 08/04/2014 at 06:00 pm are ~

I R"ftaSONALLY:

1.-2 .... n LIID IAIIH 1.-115 1.-11' 1.-119 1Alll21 IAIM utll l.ot'1!J lolll Lat33 lol'Jl Lalli Lat JIJ. 41. 42 & 43

PRFSENT SY ntOXY:

JOHANNA BERYL THOM HOEGENG CHANDRA BEITY V BAKER HELGA HELM NATASHA LEVANS IRIS SISON SANTOSH KUMAR JULIE MARIE HANAGHAN GREGORY NEIL O'DONOHUE RICHARD R. SELLIES BEVERLEY JUNE HAWKE PAUL APOSTOLOU CHRISTINE DALEY BROOK A. & GEORGE C. & CAROLE A. CROWLEY DANA BOUDAGHIAN JOHN A KYRIAGIS & SON PTY LTD

Lot6 Lot.20

ANDREW JAMES SW AFFER Proxy to Joha1U1a Thom Lot 2 MICHAEL GROUSE MILSTON Proxy to George Crowley Lot 37

IN AlTENDANCE:


QUORUM WAS AODEVED AND THE MEETING WAS DECLARED OPEN AT 6:00 P.M BY JOHN TOUMA WHO CHAIRED THE MEETING.

Mr Ian Thompson & Mr Ian Burton both from Essential Facilities Management Pty Ltd addressed the meeting advising on the current status of the painting and repair works being undertaken by ASV. They advised that the outstanding areas are with both neighbours Meriton Pty Ltd and Goldioanna Pty Ltd and negotiations are underway to secure such access in order to install scaffolding so the works can be completed.

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Furthermore, the following were noted and explained:-

* Bird Spikes to be installed on all possible areas whilst the scaffold are up. * Issue of the balconies of Lots 31 & 32 is being inspected by Australian Consulting Engineer to determine whether Nazero undertook the repairs as per their instructions. If they didn't then Essential Facilities Management Pty Ltd will refer such issue back to Nazero. *Unit 21- repairs to bedroom wall and painting by Nazero. We were advised by the owner of the unit at the meeting that this has been completed. *Planter Box Lot 10 effecting Lot 3 was discussed and we are awaiting on one final quote before making a decision. *Water seepages into Lot 28 & 21 was discussed and that is being inspected and quoted upon by Icon Constructions. *The Strata Manager requested that all owners.consider not planting large trees & shrubs in planter boxes but to replace them with small hedges only as to avoid any future major maintenance issues.


MOTION 2: Financial Record Resolved to confirm that the financial report for period 01/07 /13-03/03/14 be confirmed as a true and correct record.

MOTION 3: Summary Defects & Works & Finance Resolved to confirm the summary tabled for works and funds required as a true and correct record. Further resolved to proceed with the works as stated.

MOTION 4: Administration Special Levy Following a discussion on what amount is to be struck for the special levy Mr Crowley Lot 37 moved an amended motion that the Special Levy be for $100,000 of which was seconded by Ms. Jo Thom Lot 2. The amended motion was put to a vote and it was resolved that a Special Administration Fund Levy for $100,000 be struck proportioned against unit entitlements payable by way of 2 installments payable on 01/05/14 and 01/06/14. Purpose to finance motion 3.

MOTION 5: Mediation Lot 1 Resolved that tl1e Executive Committee will be attending Mediation but it was noted that the hearing for the 11/04/14 might be adjourned due to tl1e nonavailability of the owner of lot 1.


ADOPTED DATE ........................ .

CHARPERSON ........................... .

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THE PROPERTY CENTRE ROCKDALE 08-Sep-14 Ph: 02 9599 6555 Fax: 02 9599 6466 ABN: 45 099 553 045



RE: Minutes of Extraordinary Meeting Strata Plan 76355 The minutes of the Extraordinary Meeting of the Owners Corporation for 10 OAKS A VENUE DEE WHY held UNIT 37 / 880 PITTW ATER ROAD DEE WHY on the 04/09/2014 at 07:01 pm immediately following the conclusion of the Adjourned Annual General Meeting are noted-

e PRESENT PERSONALLY:

•

Lot3 DEBORAH M. POWELL Lot9 CHRISTOPHER L. O'BRIEN LotlO DALE J. MAKSIMOVIC Lot11 NOEL RAYMOND PATRICK KELLY Lot13 BETTYV. BAKER Lot14 HELGA HELM Lot 16 ALAN SISON Lot21 JULIE MARIE 1-IANAGHAN Lot25 DUBRA VKA LAKIC Lot28 RICHARD SELLIES Lot29 BEVERLEY JUNE HAWKE Lot31 PAUL APOSTOLOU Lot33 CHRISTINE DALEY Lot37 GEORGE CROWLEY Lot38 DANA BOUDAGHIAN

PRESENT BY PROXY:

NIL

IN ATTENDANCE:



MOTION 1: The Minutes Resolved that the Minutes of the previous meeting held on the 04/09/14 at 6:00 pm as recorded in the minute book be confirmed as a true & correct record at the next general meeting.

032

MOTION 2: 'Section 65A Resolution - Lot 33' It was Specially Resolved pursuant to Section 65 of the Strata Schemes Management Act, 1996 that the Owners Corporation authorize the owner of lot 33 to alter common property in such a way to be able to undertake the installation of a Pergola subject to a Special By-law being passed.

MOTION 3: 'Special By-Law 4 - Construct a Pergola - Lot 33' It was Specially Resolved pursuant to Section 52 of the Strata Schemes Management Act 1996 to alter the current By-Laws by adding the amended 'Special By-Law 4-Grant of Right to the Owners of Lot 33 to construct a Pergola over the existing balcony" as per the terms, conditions and plan herewith.

Special By-Law No.4- Grant of Right to the Owner(s) of Lot 33 to construct a pergola over the existing balcony

Special By-Law No.4 - Grant of Right to the Owner(s) of Lot 33 to construct a pergola over the existi~g balcony, 3100 mm wide and 4800 mm long, to be constructed from powder coated steel in black to match the existing sliding door frames, with the roof to be constructed of see through sheeting.

(1) Grant of Right To the Owners of Lot 33 to Install a pergola over an existing balcony to that lot. On the conditions set out in this by-law the owner or owners or any future owners (referred to collectively in this by-aw as the "Owners" and individually as the 'Owner") of Lot 33 (referred to as the "Lot") shall have a right to install a pergola over the existing balcony to the lot subject to any approval required from W arringah Shire Council.

(2) Conditions

(a) If and to the extent that the consent of Warringah Council is required to effect any of the building works described in clause (1), before performing any of those building works the Owners, or any future Owners, must obtain any consent and provide a copy to the Owners Corporation.

(b) The Owners, or any future Owners, is to continue to be responsible for the proper maintenance, repairs, keeping in a state of good and serviceable repair and or replacement, of the pergola and any of the common property that the Pergola sits on or attached to.

(c) Any work carried out in installing the pergola by or on behalf of the owners (including any work performed by any Occupier), or any future Owners, must be carried out in a good and workmanlike manner and the Owners, or any future Owners, must take reasonable precautions to ensure that an such works do not interfere with or damage the common property otherwise than as approved in this by-law or interfere with or damage the property of any other lot owner.

(d) If any works carried out pursuant to this by-law by the Owners or any Occupier or any future Owners do cause damage to the common property otherwise than as approved in this by-law or damage to the property of any there lot owner, the Owners, or any future Owners must make good any such damage within a reasonable period after that damage occurs.

033

' (e) The Owners, or any future Owners, must not, in the Owners, or any Occupier' or any future Owners use of the Pergola, create noise that causes unreasonable discomfort, disturbance or interference with the activities of another owner or occupier of any other lot in the Strata Scheme.

(f) The Owners, or any future Owners, and each of them indemnifies the Owners Corporation against any loss or damage, cost, charge or expense incurred or sustained by the Owners Corporatiot\ as a result of the use by the owners or any future owners, of the Exclusive Use Area and any costs incurred by the Owners Corporation in or about the making and the registration of this by- law.

(g) That the Owner(s) of the lot 33 upon completion of the works provide the Owners Corporation with an Engineers Certificate Certifying that the Pergola complies with all BCA regulations & is structurally adequate.

(3) Joint and Several Obligations: The liabilities, duties and obligations of the Owners or any future conjoint Owners under this by-law are joint obligations of all of them and several obligations of each of them.


ADOPTED DATE ........................ .

CHAIRPERSON ........................... .

034

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THE PROPERTY CENTRE ROCKDALE ~14 At: 02 9599 6555 Fax: 02 9599 6466 ABN: 45 099 553 045



RE: Minutes of Annual General Meeting Strata Plan 76355 The minutes of the Annual General Meeting of the Owners Corporation for 10 OAKS A VENUE DEE WHY held at UNIT 37/880 PITTWATER ROAD DEE WHY on the 07/08/2014 at 06:00 pm are noted-

- PRESENT PERSONALLY:

Lot 9 CHRISTOPHER L. O'BRIEN Lot10 KIM LY Lot 11 NOEL RAYMOND PATRICK KELLY Lot 13 BETTY V. BAKER Lot 14 HELGA HELM Lot 16 IRIS SISON Lot 20 MICHAEL GROUSE MILSTON Lot 21 JULIE MARIE HANAGHAN Lot 25 DUBRA VKA LAKIC Lot 29 BEVERLEY JUNE HAWKE Lot 31 PAUL APOSTOLOU Lot 32 BROOK A. & GEORGE C. & CAROLE A. CROWLEY

PRESENT BY PROXY:

NIL

IN ATTENDANCE:

Lot 31 MRS APOSTOLOU JOHN TOUMA OF BAY STRATA PTY LTD

CHAIRPERSON:

THE MEETING WAS DECLARED OPENED BY JOHN TOUMA AT 6:00 PM

QUORUM:

MR TOUMA NOTED THAT A QUORUM WAS NOT PRESENT AFTER 30 MINUTES AND THE MEETING WAS ADJOURNED IN ACCORDANCE WITH THE STRATA SCHEMES MANAGEMENT ACT 1996.

035

RE: Minutes of Reconvened Annual General Meeting of Strata Plan 62694 The Minutes of the Reconvened Annual General Meeting of the Owners Corporation for 10 OAKS A VENUE DEE WHY held at UNIT 37 /880 PITTW ATER ROAD DEE WHY on the 04/09/2014 at 06:00 pm are noted-

PRESENT PERSONALLY:

Lot3 DEBORAH M. POWELL Lot9 CHRISTOPHER L. O'BRIEN LotlO DALE J. MAKSIMOVIC Lotll NOEL RAYMOND PATRICK KELLY Lot13 BETTY V. BAKER Lot14 HELGA HELM Lot16 ALAN SISON Lot21 JULIE MARIE HANAGHAN Lot25 DUBRA VKA LAKIC Lot28 RICHARD SELLIES Lot29 BEVERLEY JUNE HAWKE Lot31 PAUL APOSTOLOU Lot33 CHRISTINE DALEY Lot37 GEORGE CROWLEY Lot38 DANA BOUDAGHIAN

PRESENT BY PROXY:

NIL

IN ATTENDANCE:


CHAIRPERSON:

THE MEETING WAS DECLARED OPENED BY JOHN TOUMA AT 6:00 PM

QUORUM:

MR TOUMA NOTED THAT A QUORUM WAS PRESENT FOR THE FIRST ITEM OF BUSINESS AND ASSUMING EVERYONE REMAINED AT THE MEETING, A QUORUM WOULD BE PRESENT FOR ALL REMAINING ITEMS OF BUSINESS.

MOTION 1: The Minutes Resolved that the Minutes of the previous meeting held on the 08/08/13 & 08/04/14 as recorded in the minute book be confirmed as a true & correct record.

MOTION 2: Financial Statement Resolved that the Annual Statement of accounts as prepared for the period 30/06/14 and presented at the meeting by the Strata Manager be adopted and approved as a true record.

036

MOTION 3: Auditor Resolved that at this stage:-To appoint an auditor and that being the same auditor who did an audit back in 2007.

MOTION 4: Insurances a) It was resolved to issue the Strata Manager with a standing direction to · automatically renew all insurance and increase the limits to cover for the insurance according to:-i) any valuation obtained ii) the suggestions made by the Insurance Company.


b) After a discussion on the various policies that the Owners Corporation have the following was resolved:-i) to accept the current policies/ cover and increase the BSI by CPI of 2.7% ii) to renew the policies with CHU iii) to maintain current Office Bearers Policy and Voluntary Workers iv) to maintain current Fidelity Guarantee, Audit & legal costs, lot fixtures and to maintain current Building Catastrophe and Machinery Breakdown Policies.




DEBORAH POWELL CHRISTOPHER O'BRIEN RICHARD SELLIES CHRISTINE DALEY GEORGE CROWLEY

b) Resolved that the number of members of the Executive Committee be determined as five (5)



DEBORAH POWELL CHRISTOPHER O'BRIEN RICHARD SELLIES CHRISTINE DALEY GEORGE CROWLEY

d) The following persons were nominated and elected as Office Bearers even though the Strata Manager advised that such appointments are done at the 151

Executive Committee Meeting following this Annual General Meeting.

Lot3 Lot9 Lot28

DEBORAH POWELL-SECRETARY CHRISTOPHER O'BRIEN-CHAIRPERSON RICHARD SELLIES-TREASURER

The Quarterly Financial Report is to be forwarded to Mr Richard Sellies. Lot 28.

037

fl



Act 1996, the Owners Corporation revised estimates that in respect of the period from 01/07 /14 To 30/06/15 it will need to credit to its administration and sinking funds for actual and expected expenditure referred to in those subsections the amount set out in the budget that was attached to the notice of the meeting at which this resolution was passed; and

b)

c)

d)

in accordance with Section 76(1) of the Act, the owners corporation determines that the following amounts are to be levies to raise the estimated contributions: i) to the administrative fund, the sum of $143,000.00 + CST P.A.; and ii) to the sinking fund, the sum of $34,964.50 + CST P.A.; and those amounts are to be paid by way of four equal installments being the 01/09/14, 01/12/14, 01/03/15 and 01/06/15. the Managing Agent is authorised to levy those contributions by written notice on each person liable to pay them.

P.S This reflects a 5% Increase in Quarterly Levies.


MOTION 8: Building Reports The following was resolved to:-i) Not to carry out an update on the Risk & Safety Report done in 2007 ii) Not to carry out an Asbestos Report iii) Not to carry out a Termite/borer Pest Report

MOTION 9: Annual Fire Statement/Safe to Operate Certificates Resolved that the Annual Fire Statement / Safe to operate Lift Certificate be signed by either:-

a) An Executive Committee Member and in their absence. b) The Strata Manager on behalf of the Owners Corporation.

MOTIONlO: Special Administration Fund Levy A discussion took place and in order to minimize the time it might take to raise a Special Levy in order to finance the balance of the current or new works that might arise, the following was Resolved:-a) Not to strike any Special Levies at this stage but; b) To authorise and empower the Executive Committee to strike a Special Levy, if required where such levy will be proportioned against Unit Entitlements.

038

THERE BEING NO FURTHER BUSINESS THE MEETING CLOSED AT 7:00 PM

ADOPTED DATE ............................ .

CHAIRPERSON .............................. .

039

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__________________ __,.._.,.====e~'====

----THE PROPERTY CENTRE ROCKDALE 13-Aug-13 Ph: 02 9599 6555 Fax: 02 9599 6466 ABN: 45 099 553 045

------------~----_:__~~



RE: Minutes of Annual General Meeting Strata Plan 76355 The minutes of the Annual General Meeting of the Owners Corporation for 10 OAKS A VENUE DEE WHY held 37 /880 PIITW ATER ROAD DEE WHY on the 08/08/2013 at 06:00 pm are noted-

PRESENT PERSONALLY:

Lot 2 JOHANNA BERYL THOM Lot 3 JAMES 0. & DEBORAH M. POWELL Lot 13 BETTY V BAKER Lot14 HELGA HELM Lot 16 FELICITY ANN HOLT Lot 18 DIANA RAE MATSON Lot 19 SANTOSH KUMAR Lot 21 JULIE MARIE HANAGHAN Lot 25 GA VRO & DUBRA VKA LAKIC Lot 27 CAROL-ANNE STEW ART Lot 28 MELISSA T. COLLINS & RICHARD R SELLIES Lot 29 BEVERLEY JUNE HAWKE Lot31 PAULAPOSTOLOU Lot 35 DAVID & GRACIA MARTIN Lot 37 BROOK A & GEORGE CROWLEY Lot 38 DANA BOUDAGHIAN

PRESENT BY PROXY:

NIL

IN ATTENDANCE:




MOTION 2: Financial Statement Resolved that the Annual Statement of accounts as prepared to the 30/06/13 and presented at the meeting by the Strata Manager be adopted and approved as a true record .

', 040

MOl10N 6: Sinking Fund Forecast Following an explanation & discussion in relation to the prepared Sinking Fund forecast it was resolved to:-1) Confirm the tabling of the report 2) To adopt its recommendations.

MOflON 7: Maintenance Contributions Resolved that a) in accordance with Section 75(1) and (2) of the Strata Schemes Management

Act 1996, the Owners Corporation proposed estimates that in respect of the period from 01 / 07 / 13 to 30 / 06 / 14 it will need to credit to its administration and sinking funds for actual and expected expenditure referred to in those subsections the amount set out in the budget that was attached to the notice of the meeting at which this resolution was passed; and




MOTION 8: Legal Action Resolved to authorise the Strata Manager to instigate legal action against any owner whose levies are in arrears in excess of 4 months of which is to enable the recovery of levies owing together with any other charges and expenses incurred in recovery of those levy arrears.

MOilON 9: Building Reports The following was resolved to:-i) Not to carry out a Risk & Safety Report update.

MOflON 10: Annual Fire Statement/Safe to Operate Certificates Resolved that the Annual Fire Statement / Safe to operate Lift Certificate be signed by either:-


\ 041

, ,

MOTION 11: Cleaning Following a discussion it was Resolved that-a) Pharo' s Oeaning is to be advised that they have been charging the Strata Plan for

garbage bin service the total of $1,975.49 where the service has never been undertaken. Hence, the Owners Corporation is seeking full reimbursement of $1,975.49 and fees charged for July 2012 and August 2013.

b) Pharo's Oeaning Service is to be terminated as from the 31/08/13. c) That the quote from Octagon Property Maintenance for $286.00 per week and

initial clean of $2090.00 be accepted as from 01/09/13 on a three month trial basis. Strata Manager is to notify Octagon of such appointment.

MOTION 12: Special Resolution - CCTV It was Specially resolved pursuant to Section 65A to:-a) Approve the full replacement and upgrade of the current CCTV system and that

the quote from Bells Access for $8577.00 be approved. b) That the Executive Committee be authorised and empowered to approve any

additional installations to the CCTV in order to cover various parts of the Common Property.

MOTION 13: Defects Works Ian Thompson from EFM Pty. Ltd. provided a detailed explanation on the defects issue, commencement and duration of works, builders possible contnbution of 10,000.00 only. Following such presentation it was confirmed that the Strata Manager is authorised to proceed with the Signing and sealing the Building Contract with ASV Contractors Pty. Ltd. on behalf of the Owners Corporation.


ADOPTED DATE ............................ .

CHAIRPERSON .............................. .

Following the closure of the meeting certain General issues were raised that need attention and that being:-

1. Seepage - Columns Bl: The Strata Manager to obtain three quotes from plumbers to place a drain plumbed to stormwater pits in front of the retaining columns on Bl Car Park level The quotes are to be forwarded to the Executive Committee for majority approval of which is to be financed from the Sinking Fund.

042

,. -THE PROPERTY CENTRE ROCKDALE 19-Apr-13 Ph: 02 9599 6555 Fax: 02 9599 6466 ABN: 45 099 553 045

-I

.J ...--·

STRATA SCHEMES MANAGEMENT ACT 1996 NOTICE OF MINUTES OF Extraordinlll)' Meeting

OF THE OWNERS CORPORATION FOR THE OAKS Strata Plan 76355\

\

RE: Minutes of Extraordinary Meeting Strata Plan 76355 \ The minutes of the Extraordinary Meeting of the Owners Corporation £01\10 OAKS A VENUE DEE WHY held ON THE COMMON PROPERTY on the 18/04/2013 at 06:00 pin are noted-

PRESENT PERSONALLY:

Lot 5 KIRSTEN CATHERINE CHESSOR Lot 12 HOEGENG CHANDRA & FUNGLIE SIM Lot 13 BETTY V. BAKER Lot15 NATASHA L. EVANS Lot 16 FELICITY ANN HOLT Lot 20 MICHAEL GROUSE MILSTON Lot 21 JULIE MARIE HANAGHAN Lot 25 DUBF A VKA LAKIC Lot 26 MARGARET CHRISTINE BULLMAN Lot 29 BEVERLEY JUNE HAWKE Lot31 PAULAPOSTOLOU Lot 33 SARAH DAWN MARLEY Lot 35 DAVID MARTIN Lot 37 BROOK A. & GEORGE C. & CAROLE A. CROWLEY Lot 38 DANA BOUDAGHIAN

PRESENT BY PROXY:

Lot2

Lot14 Lot22

JOHANNA BERYL THOM proxy held by John Touma of Bay Strata Pty. Ltd. HELGA HELM proxy held by Betty Baker of Lot 13 BARRY I. ROBERTSON & DAL YA R.EHAi"\TA proxy held by John Touma of Bay Strata Pty. Ltd.

IN ATTENDANCE:




043

' -. '\.> - ,:.:::,::; ~-

MOTION 2: EFM Pty. Ltd. - Ian Thompson Mr. Thompson from EFM Pty. Ltd. (The Company who prepared Defects Report and negotiating with the builder) addressed the meeting in great detail and explained the current status in relation to the render repair required and painting and what the builder is currently prepared to contribute to the render repairs ($10,000.00). Mr. Thompson further advised that the render repairs be undertaken by an independent r:ompany rather allowing the builder to undertake the works. Also that further r.egotiations are being made with builder in view to have them contribute an additional amount to the render repairs even though the builder has indicated that that their current offer is the final offer. Mr. Thompson has advised that he will be re-approaching the two tendering companies whose quotes were the most appropriate (All Care Building and Maintenance $396,000.00 & ASV Contractors $423,280.00) in order to determine whether the quotes could be reduced or not. Once such determination has been made Mr. Thompson (EFM Pty. Ltd.) will make recommendations to proceed with one of those companies and based on such recommendations the Owners Corporation Resolved to accept such tender. Mr. Thompson suggested that the Owners Corporation should budget for an amount of $430,000.00 for such works of which takes into account any refund from the builder plus a contingency of 5% for any issues that might arise during the rectification works.

MOTION 3: Financial Report Resolved that the financial report for the period ending 03/04/13 be confirmed as a true and correct record.

MOTION 4: Rectification and Painting Quotes Following a detailed discussion and taking into consideration the advice provided by EFM Pty. Ltd, Mr. Thompson, it was Resolved that the owners corporation accept the tender that is recommended by EFM Pty. Ltd.

MOTION 5: Administration Special Levy A discussion took place on the current financial position of the Owners Corporation where its Sinking Fund currently has a Credit balance of $114,127.71 and that the suggested budget figure for the works is $430,000.00, the following was Resolved:-

i) that an amount of $50,000.00 from the current Sinking fund go towards partially financing the works.

ii) that a Special Administration Fund Levy for $380,000.00 be struck proportioned against Unit Entitlements and payable by way of three equal instalments to fall due on 01/05/13, 01/07 /13 and 01/08/13.


ADOPTED DATE ........................ .

CHAIRPERSON ........................... .

044

THE PROPERTY CENTRE ROCKDALE 13-Aug-12 Ph: 02 9599 6555 Fax: 02 9599 6466 ABN: 45 099 553 045



RE: Minutes of Annual General Meeting Strata Plan 76355 The minutes of the Annual General Meeting of the Owners Corporation for 10 OAKS A VENUE DEE WHY held 37 /880 PITIW ATER ROAD DEE WHY on the 09/08/2012 at 06:00 pm are noted-

PRESENT PERSONALLY:

Lot6 ANDREW JAMES SWAFFER Lot9 BRIAN ARTHUR JOSEPH COTTON Lot13 BETTY V BAKER Lot14 HELGA HELM LotlS AMY J. & NATASHA L. EVANS Lot16 FELICITY ANN HOLT Lot20 MICHAEL GROUSE MILSTON Lot22 BARRY I. ROBERTSON Lot25 GA VRO & DUBRA VKA LAKIC Lot28 RICHARD R. SELLIES Lot31 PAULAPOSTOLOU Lot35 DAVID MARTIN Lot36 CONAZ PTY.LTD. Lot37 GEORGE & CAROLE CROWLEY Lot38 DANA BOUDAGHIAN Lot58 MR JIN H CHEN & MRS YUL SUN

PRESENT BY PROXY:

Lot 26 MARGARET CHRISTINE BULLMAN proxy held by Betty Baker of Lot 13 Lot 32 LAJU ELIZABETH CHERIAN proxy held by Daniel Younan

IN ATTENDANCE:




r---··

045

MOTION 2: Financial Statement Resolved that the Annual Statement of accounts as prepared to the 30/06/12 and presented at the meeting by the Strata Manager be adopted and approved as a true record.

MOTION 3: Auditor Resolved that at this stage not to appoint an auditor.

MOTION 4: Insurances a) It was resolved to issue the Strata Manager with a standing direction to

automatically renew all insurance and increase the limits to cover for the insurance according to:-i) any valuation obtained ii) the suggestions made by the Insurance Company.

This direction can be revoked at any time by a majority decision at a general meeting of the Owners Corporation. b) After a discussion on the various policies that the Owners Corporation have the

following was resolved:-i) to accept the current policies / cover. ii) to renew the policies with CHU subject to annual CPI. iii) to maintain current an Office Bearers Policy. iv) to maintain current Fidelity Guarantee, Voluntary Work, Audit & legal

costs, lot fixtures and to maintain current Building Catastrophe cover and Machinery Breakdown Policy.


received and accepted by the chairperson:-

Lot6 Lot22 Lot28 Lot35 Lot37 Lot38

ANDREW SWAFFER BARRY ROBERTSON RICHARD R. SELLIES DAVID MARTIN GEORGE CROWLEY DANA BOUDAGHIAN

b) Resolved that the number of members of the Executive Committee be determined as SEVEN (7).



ANDREW SWAFFER BARRY ROBERTSON RICHARD R. SELLIES DAVID MARTIN GEORGE CROWLEY DANA BOUDAGHIAN

Position seven to be filled at the first Executive Committee Meeting following this Annual General Meeting.

The Strata Manager advised that the Office Bearers must be nominated and elected from the executive members at their first Executive Committee Meeting following this Annual General Meeting.

046

The Quarterly Financial Report in the meantime is to be forwarded to Mr. Barry Robertson, Lot 22.


MOTION 6: Sinking fund The following was resolved:-1) To carry out a Sinking Fund forecast in June 2013. 2) To include such forecast on the agenda of the next Annual General Meeting in

August 2013.

MOTION 7: Maintenance Contributions Resolved that a) in accordance with Section 75(1) and (2) of the Strata Schemes Management

Act 1996, the Owners Corporation proposed estimates that in respect of the period from 01/07 /12 to 30/06/13 it will need to credit to its administration and sinking funds for actual and expected expenditure referred to in those subsections the amount set out in the budget that was attached to the notice of the meeting at which this resolution was passed; and




MOTION 8: New Agency Agreement It was resolved to terminate its current agency agreement by the mutual consent of Strata Plan76355and Bay Strata Pty Ltd in accordance with clause 7.2 of the current agency agreement and further resolved in accordance with Section 27(1) of the Strata Schemes Management Act 1996 that:

a) The agent continues to be appointed as Strata Managing agent of Strata Plan 76355 for five years.

b) The Owners Corporation delegate to the Agent all of the function of: i) The Owners Corporation (other then those listed in section 28(3) of the

Act;and ii) Its Chairperson, Treasurer, Secretary and Executive Committee.

c) The delegation to the Agent is to be subject to the conditions and limitations in the Agreement; and

d) The Owners Corporation execute the Agreement to give effect to this appointment and delegation; and

e) Authority given for the common seal of the Owners Corporation to be affixed to the Agreement by a member of the Executive Committee.

The delegation in this motion supersedes all previous delegations.

047

MOTION 9: Legal Action Resolved to authorise the Strata Manager to instigate legal action against any owner whose levies are in arrears in excess of 4 months of which is to enable the recovery of levies owing together with any other charges and expenses incurred in recovery of those levy arrears.

MOTION 10: Building Reports The following was resolved to:-i) Not to carry out a Risk & Safety Report update as one was done in 2007.

MOTION 11: Annual Fire Statement/Safe to Operate Certificates Resolved that the Annual Fire Statement / Safe to operate Lift Certificate be signed by either:-


MOTION 12: Special By-Law - Lot 58 A discussion took place in relation to the various By-Laws where certain clarifications were made and in specific to 'Special By-Law 1 - Exclusive Use" where the definition of Exclusive Use needs to be narrowed down to the area where Lot 58 have their equipment only and not for the whole rear area. Hence, it was Specially Resolved pursuant to Section 52 of the Strata Schemes Management Act 1996 to add "Special By-Laws 1-3" relating to Lot 58 subject to the Exclusive Use definition under Special By-Law 1 being amended to reflect the specific area only where the equipment of Lot 58 are located in. These By-Laws are not to take effect or to be registered until such amendment has been forwarded to the Strata Manager and approved by the Executive Committee.

MOTION 13: Defects Report /Action Mr. Daniel Younan (Lot 32 proxy holder) addressed the meeting on behalf of the builders, Conaz Pty. Ltd. and advised that the builder has already commenced some of the waterproofing issues as per latest defect report and is awaiting on EFM Pty. Ltd. to attend a site meeting to determine liability or otherwise on items that are not related to waterproofing. Based on such explanation and further discussions it was Resolved to:-a) Legal Action:

To set aside any legal action at this stage pending the outcome of the EFM Pty. Ltd. site meeting and response from builder. The Committee will consider the outcome of the site inspection and response from the builder. The Committee will consider the outcome and if need be request an Extraordinary General Meeting to consider this issue further.

b) Special Levy: Not to strike a Special Levy at this stage.


ADOPTED DATE .......•.....................

CHAIRPERSON .............................. .

048

.-..

THE PROPERTY CENTRE ROCKDALE 15-Au!J-11 Ph: OZ 9599 6555 Fax: OZ 9599 6466 ABN: 45 1199 553 045



RE: Mimms of Annual General Meeting Strata Plan 76355 The milwli::S of the Annual General Meeting of the Owners Corporation for 10 OAKS A VENUE DEE WHY led 37/880PITIWATER ROAD DEE WHY-5THFLOOR on thell/08/2011 at06:00 pm are DOied-

PllESENT PERSONALLY:

Lot 2 JOHANNA BERYL THOM Lot 6 ANDREW JAMES SWAFFER Lot13 BEITYBAI<ER Lot 15 AMY J. & NATASHA L. EVANS Lot 16 FELICITY ANN HOLT Lot 21 JULIE MARIE HAHAG Lot 22 BARRY I. ROBERTSON & DALY A REHA Lot 26 MARGARET CHRISTINE BULLMAN Lot 29 BEVERLEY JUNE HAWKE Lot 33 SARAH DAWN MARLEY Lot 35 DAVID & GRACIA MARTIN Lot 37 BROOK A. GEORGE & CAROLE CROWLEY Lot 38 DANA BOUDAGHIAN Lot 58 MR JIN H. CHEN & MRS YUL. SUN Lot 18, 19, 27, 32,36,48,49,50 CONAZ PTY LID COMPANY NOMINEE DANIEL YOUNAN

PRESENT BY PROXY:

Lot 20 MICHAEL GROUSE MIISTON Proxy Held by ROSE DIB MIISTON

IN ATTENDANCE:

JOHN TOUMA OF BAY STRATA PTY LID ROSE DIB MIISTON


MOfION 1: The Minutes Resolved that the Minutes of the previous meeting held on the 12/08/10 as recorded in the minute book be confirmed as a true & correct record.

MOfION 2: Financial Statement Resolved that the Annual Statement of accounts as prepared to the 30/06/11 and presented at the meeting by the Strata Manager be adopted and approved as a true record.

049

I/

MOilON 3: Auditor Resolved that at this stage not to appoint an auditor.

MOilON 4: Insurances a) It was resolved to issue the Strata Manager with a standing direction to

automatically renew all insurance and increase the limits to cover for the insurance according to:-i) any valuation obtained ii) the suggestions made by the Insurance Company.


b) After a discussion on the various policies that the Owners Corporation have the following was resolved:-i) to accept the current policies / cover. ii) to renew the policies with CHU subject to annual CPI increases.

iii) to maintain current e)ffice Bearers Policy and Machinery breakdown policy. ' iv) to maintain current Fidelity Guarantee, Audit & legal costs, lot fixtures and

not effect a Building Catastrophe cover.

MOilON 5: Executive Committee Members Election a) The following nominations of candidates for election to the committee were


Lot2 Lot6 Lot22 Lot33 Lot35 Lot37 Lot38

JOHANNA BERYL TIIOM ANDREW JAMES SWAFFER BARRY I. ROBERTSON SARAH DAWN MARLEY DAVID MARTIN GEORGE CROWLEY DANA BOUDAGHIAN

b) Resolved that the number of members of the Executive Committee be determined as seven (7).


Lot2 Lot6 Lot22 Lot33 Lot35 Lot37 Lot38

JOHANNA BERYL TIIOM ANDREW JAMES SWAFFER BARRY I. ROBERTSON SARAH DAWN MARLEY DAVID MARTIN GEORGE CROWLEY DANA BOUDAGHIAN

050

\

j

.,·

d) The following persons were nominated and elected as Office Bearers.

Lot2 Lot22 Lot37

JOHANNA BERYL THOM -Secretary BARRY I. ROBERTSON - Chairperson GEORGE CROWLEY - Treasurer

The Quarterly Financial Report is to be forwarded to Mr. George Crowley, Lot 37byemail.



Act 1996, the Owners Corporation proposed estimates that in respect of the period from 01/07 /11 To 30/06/12 it will need to credit to its administration and sinking funds for actual and expected expenditure referred to in those subsections the amount set out in the budget that was attached to the notice of the meeting at which this resolution was passed; and

b) in accordance with Section 76(1) of the Act, the owners corporation determines that the following amounts are to be levies to raise the estimated contributions: i) to the administrative fund, the sum of $107,000.00 P.A + GST.; and ii) to the sinking fund, the sum of $44,000.00 P.A +GST.; and

c) those amounts are to be paid by way of four equal installments being the 01/09/11, 01/12/11, 01/03/12 & 01/06/12.



10TION 8: Building Reports The following was resolved to:-i) Not to carry out an Occupational Health & Safety Report

1TION 9: Annual Fire Statement/Safe to Operate Certificates Resolved that the Annual Fire Statement / Safe to operate Lift Certificate be signed by either:-


051

l

• t ......,.........

I MOOON 10: External Painting

· A) The Strata Manger advised all that the quotes obtained so far do not clearly identify whether they include scaffold, Boom Lifts or the like in order to carry out the work safety. Hence, the Strata Manger will further clarify the quotes and await the quote requested from Polmar Painting.

Following a discussion the following was Resolved:-1) that the external Painting be undertaken 2) once all quotes are available the Strata Manger is to arrange for an Extra

Ordinary General Meeting to:-i) discuss and resolve which quote to accept

ii) discuss and resolve whether to strike a special levy for such painting works.

B) · Administration Special Levy: Resolved not to strike a Special Administration Fund Levy at this stage.

MOTION 11: Current Oeaners It was noted that all owners are not fully satisfied with the cleaners but it was also mentioned that the cleaner supposedly had an issue with not having access to all arrears of which now has been resolved. Mr. Crowley acknowledged that the Complex has had problems with previous cleaners and that further understanding should be given to the current cleaners as the Manager of the Company has been very obliging in solving issues. Following that it was Resolved to:-a) Forward the Executive Committee a Copy of the Phara Oeaning Specs. b) The Executive Committee will monitor the works c) The Executive Committee will advise if the works as per the Specs are not

being done

MOTION 12: By-Laws, Lot 58 The Strata Manager advised the Meeting and the owner of Lot 58 that the By-Laws were not presented for approval as there was still the outstanding issue of building rubbish (supported by photos) that have not been cleaned from the rear of their shop. The owners of the shop (Lot 58) undertook to completely clean out the area.

THERE BEING NO FURTHER BUSINESS THE MEETING CLOSED AT 7:20 PM.

ADOPTED DATE ............................ .

CHAIRPERSON ..........•............•.......

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MOTION 3: Auditor Resolved that at this stage not to appoint an auditor.

MOTION 4: Insurances

MOTIONS:

a) It was resolved to issue the Strata Manager with a standing direction to automatically renew all insurance and increase the limits to cover for the insurance according to:-i) any valuation obtained ii) the suggestions made by the Insurance Company.

This direction can be revoked at any time by a majority decision at a general meeting of the Owners Corporation. b) After a discussion on the various policies that the Owners Corporation have the

following was resolved:-i) to accept the current policies/ cover and increase BSI by CPI of 2.5%. ii) to renew the policies with CHU. iii) to maintain current Office Bearers Policy and Voluntary Workers. iv) to maintain current Fidelity Guarantee, Audit & legal costs, lot fixtures and to

maintain current Building Catastrophe and Machinery Breakdown cover.

&:ecutive Committee Members Election a) The following nominations of candidates for election to the committee were

received and accepted by the chairperson:-


JO THOM DEBORAH POWELL JULIE HANAGHAN RICHARD SELLIES DAVID MARTIN GEORGE CROWLEY

b) Resolved that the number of members of the Executive Committee be da 1k wioed as SEVEN (7).

c) 1he fullowing people were elected as members of the Executive Committee •ilhout a ballot

Lotl Lot3 Lot21. Lot28 Lot35 Lot37

JO THOM DEBORAH POWELL JULIE HANAGHAN RICHARD SELLIES DAVID MARTIN GEORGE CROWLEY

Position seoen to be filled at the first Executive Committee Meeting fr,llDa:ri:ng this Annual General Meeting

cl) The Office Bearers will be nominated and elected at the first Executive 0 wwoillee Meeting following this Annual General Meeting.


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053

TPC Rockdale Strata

From: Sent To: Subject:

Attachments:

Dear Sir/Madam,

TPC Rockdale Strata <[email protected]> Thursday, 30 July 2015 2:27 PM '[email protected]' SP 76355 - 10 OAKS AVENUE, DEE WHY - Presentation of copy of formal letter seeking reimbursement of bond & supporting documentation Letter to Coyne Legal - seeking reimbursement of the bond held in trust for access with the Cafe Pittwater.pdf; SP76355 - Northern neighbour

As Strata Managers for the property 10 Oaks Avenue, DEE WHY, we present the soft copy of the formal letter dated and sent 28 JULY, 2015 seeking reimbursement of the bond held in trust by Coyne Legal since 22/10/13 REF: SP 76355 - BOND FOR ACCESS WITH CAFE PITTWATER - Total amount of bond being held $10,000.00.

Your client Mr Michael Taktikos has been holding off the return of the bond as he had concerns that there were recurring leaks and therefore he approached A.S.V Contractors.

Please refer to the attached email presented by A.S.V Contractors whereby it is clearly stated that as of Feb 2015 A.S.V believe any damage by ASV's work has been addressed, and that the current water leaks are a result of the age of the roof, and therefore Mr Taktikos' responsibility, not the Owners Corporation.

We therefore please request that COYNE LEGAL reimburse the bond in full ($10,000.00) that has been held in trust since 22/10/13.

We look forward to your cooperation to settle this matter in positive manner and at your earliest convenience.

Kind regards, Jim Mamo Ad min Assistant to Strata Manager The Property Centre Rockdale Email: [email protected]

tt ) (('.; The Property Centre Rockdale

Sales I Property Management I Strata Management I Strata Reports

P. (02) 9599 6555 I F. (02) 9599 6466 I A. 426 Princes Highway, Rockdale NSW 2216

054

ADRIAN BA TTERBY

LAWYER

126 Livingstone Ave, Pymb!e NSW 2073 [email protected]

T i02) 9418 1347

13 May 2015

Zeecat Constructions Pty Limited Shop 20

F !02) 9403 1976 M 043 99 00 282

332-346 Military Road Cremome NSW 2090 By Express Post

Dear Sir/Madam.

The Owners - SP 76355 Premises: 10 Oaks Avenue, Dee Why Defects: Roof top terraces of Lots 31 and 32

l act on behalf of The Owners - Strata Plan 76355 ("the Owners Corporation").

l am instructed:

I. Zeecat Constructions Pty Limited c·zeecat Constructions"). when known as Nazero Constructions Pty Limited ("Nazero"), carried out rectification work to the roof top terraces of Lots 31 and 32 of Strata Plan 76355 ("the Roof top terraces''} in October 2012.

2. Nazero determined the method of rectification.

3~ Neither the Owners (~orporation nor the building consultant retained by it~ narnely Essential Facilities Management Pty Limited ("EFM"), was given an opportunity by Nazero to consider the method of rectification before most of the rectification work to the Roof top terraces had been undertaken by Nazero.

4. On 23 October 2012, after about 70% of the rectification work had been carried out. Nazero informed EFM that ·• ... we are building a tiled hob around the perimeter of these two balconies to stop any water /efflorescence escaping down the side of the building causing discolouration··.

5. By e-mail of3.10 pm on 30 October 2012 to Nazero, the Strata Manager. namely The Property Centre Rockdale, sought, on behalf of the Executive Committee of the Owners Corporation and EFM, the following information:

Liability limited a scheme approved under Pmfos,ional Sundard~ legisl,Hion

055

a. the detail on the finish point of the new tiles near the terrace edge; and

b. how water wiH be forced to the floor waste rather than run over the side again.

6. The e-mail of 3.10 pm on 30 October 2012 a)so stated that "There needs to be some form of hob. Whether that is an angle re-membraned into the existing membrane coating that has been put [by Nazero] on the original tiles or whether some sort of tile hob is implemented".

7. Nazero responded by e-mail of 8.26 am on 31 October 2012 to the e-mail of 3.10 pm on 30 October 2012. The e-mail ofNazero states: "AH done finished". No further comment is made in the e-mail.

8. Nazero did not install a hob around the perimeter of Roof top terraces.

9. Water is escaping down the side of the building from the Rooftop terraces causing efflorescence.

The escape of water from the Roof top terraces down the side of the building causing efflorescence is a defect. That is recognised in the attempt by Nazero, by the above mentioned rectification work, to prevent that escape of ,vater. The letter dated 24 October 2012 to Nazem of Mr Anthony Basham. the consulting engineer retained by Nazero. also proceeds on the basis that the escape of water from the Rooftop terraces down the side of the building constitutes a defect.

More particularly, that escape of water is a structural defoct within the meaning of clause 71 of the Home Building Regulation 2014 as in force when Nazero carried out the above mentioned rectification work to the Rooftop terraces. That is because the escape of water in that manner is a defect in a component that fr>rms part of the roof of the building that is attributable to detective design or deli.'Ctive ,Norkmanship and which has resulted in. or is likely to result in, physical damage to the part of the building.

The presence of the above mentioned defect is in breach of the following statutory warranties arising under section 18B of the Home Building Act 1989:

I. the warranty that the work ,viii be performed in a proper and workmanlike manner;

2. the warranty that the work will done in accordance with, and will comply with ... the law: and

3. the warrimty that the work will be reasonably fit the specified purpose or result

056

The Owners Corporation accordingly requires Zeecat Constructions to rectify with due diligence the above mentioned defect in a proper and workmanlike manner so that the work is reasonably fit for the specified purposed.

If arrangements satisfactory to the Owners Corporation for the rectification of that work are not made within 10 business davs, the Owners Corporation wil I lodge a complaint in relation to the defective work with NSW Fair Trading.

In the circumstances I request that you contact Mr Ian Thompson of EFM [M: 0417 749 912] to make arrangements for the rectification work to be undertaken.

Yours sincerely

;N2~f Adrian Battcrby

cc Ian Thompson of Essential Facilities Management Pty Ltd

057

23 July 2014

Owners Corporation SP 76355 Clo Essential Facilities Management. 1 /10 Point Street. Pyrmont. 2009

Attention Ian Burton

Dear Sir,

SP 76355. Unit 28 / 10 Oaks Avenue Dee Why. Assessment of Leaks to Picture Window.

Highground Engineering Pty Ltd ABN 61 074 607 962

5 / 9 Meadow Way Banksmeadow NSW 2019

PO Box 595 Kensington NSW 1465

Phone 02 9316 9322 Fax 02 9316 7025

www.facaderepair.com.au

Following yesterday's inspection of the large picture window of unit 28, we list below our findings and recommendations.

1.0 Findings.

The large window system has been constructed using Capra! 100 Narrowline series or similar and spans 4.9 metres vertically with a base width of 4.48 metres.

A set of double swing doors has been installed to the central area which open on to a tiled terrace.

Refer to our sketch numbered 76355/01 which shows the general arrangement of the window and our attached photos P3 and P4 .

We were informed that water ingress down the framing and around the bottom of the windows was a common and persistent problem.

Inspection of the aluminium framing revealed the following defects.

1. Removal of the plasterboard lining adjacent to the bottom corner of the window revealed that no end dam had been installed to the sub sill. Refer to photo P1.

2. Internal gaskets had not been installed to the sub sill/ sill interface.

3. Internal air seal joints had not been installed to the window jambs I wall.

4. Small joint sealant to the interface of the mullion I transom appeared missing to those joints accessible within the scope of this report.

5. Glazing gaskets were undersized for the pocket size of the framing.

Highground Engineering 1 28 I 10 Oaks Av. Dee Why Report July 2014

058

r

In addition to the above, other defects were evident.

• Screws rusting to door hinges.

• Powdercoat finish to doors peeling.

• Damp patches and large areas of mould to high level ceiling. Refer to photo P2.

• High moisture readings indicated that the tile bedding under the internal tiled floor adjacent to the hob was damp.

• The vertical mullion framing moved under moderate hand pressure

Structural analysis of the installed 100 mm aluminium framing system indicated that the mullions were inadequate to resist moderate wind forces. Refer to attached Capral wind pressure tables which indicate that the 4.9 metre height is off the chart of the installed mullions.

The following items were not inspected within the scope of this report.

• Drainage I PE holes to transom/mullion interface

• Adequate fixing and sealing of the concealed sub sill and high level head restraint.

• The properties of the installed glass and Section J compliance

• Condition of waterproof membrane protecting window hob.

2.0 Conclusions .

We are of the opinion that the installed 100 mm deep window system is structurally inadequate to resist the nominated wind pressures of Australian Standard 1170.

The installed aluminium window system has been poorly installed with many important sealant and fixings details missing. We attach our sketch numbered 76355 I 02 which shows the important sub sill details that have probably been omitted.

The window system leaks primarily as a result of the poor assembly and installation .

Highground Engineering 2 28 / 10 Oaks Av. Dee Why Report July 2014

059

The powdercoat finish is beginning to fail and is not adequate for the coastal environment. This would apply to an windows within the complex.

The waterproof membrane to the hob was not inspected, the high moisture readings of the tiled floor would indicate that it may be defective.

The mould to the ceiling would indicate that the roof is leaking or water ingress at the head of the window is occurring.

Our comments would appear to apply also to the window system to the unit below, despite overhead protection from the terrace slab of unit 28, the structural properties would be in doubt..

3.0 Recommendations .

The aluminium window framing should be replaced with a 150 mm deep system such as Capral 150 Narrowline or 150 Flushline .

The new framing must be assembled with PE holes and small joint sealant.

All mullions and sub framing must have internal wiper seals.

The whole internal perimeter of the new window framing must be fully sealed back to the adjacent structure.

The head of the window must be supported by a propertiary sub head .

The external face of the head and jambs must be fully sealed with a rain screen angle as normal building practice.

The powdercoat finish to the new aluminum should be equal to Dulux Duratex LX with a 10 year warranty from the supplier.

The glass panels and swing doors may be reused subject to a dimensional check and compliance with Australian Standard 1288 .

The thermal performance of the windows can be upgraded by changing the glass to Viridian Comfortplus 82 clear or G James Solect HL 119 clear. This will be additional cost to the unit owner.

Ventilation to the unit can be improved by the addition of awning sash windows adjacent to the doors as shown on our attached sketch 76355/ 01.

The waterproof membrane to the hob should be closely inspected and tested prior to window replacement works. This will involve the removal of at least three rows of terrace tiles adjacent to the doors.


060

The powden:oat finish is begi•lling m fail and is not adequale for the cmslal environment. This would app1y m a1 windows wltin the complex.

The waterproof membrane to the hob was not inspected, the high moisture readings of the tiled floor would indicate that it may be defective.

The mould to the ceiling would indicate that the roof is leaking or water ingress at the head of the window is occurring.

Our comments would appear to apply also to the window system to the unit below, despite overhead protection from the terrace slab of unit 28, the structural properties would be in doubt..

3.0 Recommendations .

The aluminium window framing should be replaced with a 150 mm deep system such as Capral 150 Narrowline or 150 Flushline .

The new framing must be assembled with PE holes and small joint sealant.

All mullions and sub framing must have internal wiper seals.

The whole internal perimeter of the new window framing must be fully sealed back to the adjacent structure.

The head of the window must be supported by a propertiary sub head .

The external face of the head and jambs must be fully sealed with a rain screen angle as normal building practice.

The powdercoat finish to the new aluminum should be equal to Oulux Duratex LX with a 10 year warranty from the supplier.

The glass panels and swing doors may be reused subject to a dimensional check and compliance with Australian Standard 1288 .

The thermal performance of the windows can be upgraded by changing the glass to Viridian Comfortplus 82 clear or G James Solect HL 119 clear. This will be additional cost to the unit owner.

Ventilation to the unit can be improved by the addition of awning sash windows adjacent to the doors as shown on our attached sketch 76355/ 01.

The waterproof membrane to the hob should be closely inspected and tested prior to window replacement works. This will involve the removal of at least three rows of terrace tiles adjacent to the doors.


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The roof membrane should also be checked prior to replacement works by holding 50 mm deep water for 48 hours .

In addition, the installation of inverted insulation to the concrete roof and ventilation to the ceiling void would be beneficial to the comfort conditions within the unit.

Replacement of the windows will probably take longer than one working day and therefore temporary protection must be included in any contract.

Only experienced commercial window fabricators of aluminium framed systems should be employed to carry out this replacement work.

Yours faithfully HIGHGROUND ENGINEERING PTY LTD.

ltt~·ru_p Mike Ayres. Chartered Structural Engineer. Director.


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