[Strata bunny]

Thank You Whale and Isydowner. It is now a week since the Video Inspection Reports and Tenant repair Activity report was submitted to the Strata Manager – no response as yet.

Whale – it is the original membrane and there have been no renovations or changes to the shower recess since it was installed. Apparantly original Membrane issues are well known in the building – I did think OC may be trying to create a 50% payment precedent?

Tomorrow I will start the processes you mention above  – interesting comment that I should also attempt to get the OC to replace the carpet in the wardrobe / rectify interior wall. You are correct Isydowner – that is the only way it became apparant.

Since “being professionally managed” was the basis for their 50% decision the OC  or the Strata Manager could have requested the Property Reports,    before making any decision, they certainly had enough time. But they chose not to, leading to what I consider an ill informed decision. I requested they be sent once I was given their decision. No-one ( as far as I know ) can see through walls – that is why the OC opinion that  “Someone knew ” has been so puzzling. 

The OC concern re ‘reporting time lapsed’  based on… well -” nothing at all” as far as I can tell is at odds with the lackadaisical approach to quotes / decisions / repairs. And I am convinced this will have increased the damage. Goodness knows what is going on behind the wall by now!

I will of course now add ” Look in wardrobes / cupboards with walls abutting wet areas” to the list of things I expect to be carefully reviewed by my Property Manager at 6 monthly inspections.

Thank you

[Strata bunny]

Thanks for the info.Luckily my Property Manager takes video at each inspection so I can actually see what they have looked at- and on both submitted videos the shower area is featured along with the verbal comment that all is OK.

The vacating tenant  who has been in residence for the last 18 months has been quick to report every little thing they have an issue with so I am also confident that they would have reported an issue if it was visible. At this point the only really visible damage – (  if you are not a plumber I guess )is inside the wardrobe on the rear wall low down near the floor. I am quite thankful the tenant noticed it as with clothes etc in the way it could have remained hidden for even longer. The smell from the carpet has only now become apparent in the last  month or so- well after the report was made in May.

The quote obtained by the BC states that the membrane in the shower recess floor is what needs repair. Water being what it is once it leaks through it runs wherever it can and will get sucked up by whatever absorbent material it hits – in this case marks can be seen on the adjoining gyprock wall which is feasible given that it is an absorbent material which will eventually suck up moisture. Same for carpet.

I have no idea how many showers the tenants take each day nor how long they shower for which I guess has a bearing on estimating how long ago it may have started leaking before being identified.

I accept that I am fully responsible for repairing the damage to the internal wardrobe side wall plus the carpet. None of that repair cost is included in the quote and is not the issue.

The BC objection is based solely on their idea that ‘someone’ would have known earlier and chose not to report it. On questioning they say the Property Mangager should have know, but as above the Video reports do not support the BC supposition.

I am having trouble understanding why my tenant would not report it ( if known ) as they would not have to repair it. My Property Manager has no reason to not report it – and their video shows no evidence of it. I am pretty sure I would not have poked around in a wardrobe myself if I had done the inspection. I had no reason to sit on any report IF I had been given one as I believe it is a BC issue. SO – I have reports and history that supports ‘ it was reported immediately it was identified. The BC has only an ‘idea’ that it was known about earlier and deliberately ignored.

I was in the apartment in March ( different issue ) some 6 weeks prior and no smell or anything else was apparent although I admit I did not open any wardrobes.

Not sure where it will end up. My experience with BC is that if you prove their reasoning is wrong ( and we have pretty much have records that have discounted ‘someone knew’ ) they will now look for another reason!

If I have to do the repair then it means I will be repairing Common Property in the form of the shower floor membrane- is that not another can of worms for me?

[Author]

Replies