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#28325
Lady Penelope
Strataguru

    Ziggy – This is my opinion …… Your Motion was probably not specific enough and was probably not adequately professionally justified enough, perhaps that’s why it failed.

    These types of costly projects probably require a more measured approach. 

    Your OC appears to have attempted a rather ‘scatter gun’ approach to the issue – would the lift function better with a new controlling mechanism or does the whole thing need replacing??? It all seems rather confusing. Have your owners been sufficiently informed enough of the best options to make this assessment?

    Also, your OC has not appeared to have followed through in obtaining the sufficient number of quotes for any of the types of works – either refurbishment or replacement. 

    Are you on the Committee? If you are then if I was you I would raise a Motion at the next Committee meeting to commission an independent survey of the lift  to be undertaken by a Lift Consultant.

    Your Motion should specify that the lift be surveyed and a Report be written and received by the OC within 4 weeks.

    Your Motion should specify that the Survey Report from the qualified Lift Consultant will do the following:

    • Assess the condition of the lift.
    • Assess the life span of the lift.
    • Outline the expected expenditure over the short, medium, and long term. NB: These costs will need to be factored into your scheme’s 10 Year Capital Works Plan.
    • Analyse the lift requirements of the building.
    • Specify a replacement or refurbishment to give the maximum value allowed within the budgetary constraints of your strata scheme.
    • Suggest cost outlays for each option.
    • Provide specifications for the works.
    • Offer guidance on which course of action to take.
    • If recommending refurbishment over replacement will highlight key areas to address to ensure the lift does not fail through neglect.

    When the specifications are clear in intent, the correct pricing from the lift contractors can be achieved, which results in savings for the residents in the long run. 

    NB: An email recommendation from a lift consultant (as per (3) is probably not sufficient).

    If a need for replacement or refurbishment is identified then the committee should adopt the recommendations in the Report, and recommend the implementation of the findings in the Report to the owners.

    Then, send the report to all owners. Have an informal meeting of the owners to discuss the report if necessary. This will ensure that all owners are informed of the need for the works. The plans for the lift works need to be clearly identified and explained to the owners e.g. explaining why the works are to be undertaken and what they are planning to achieve, outlining the budget costs and timescales for the works.

    The correct level of information to owners is critical at this stage to ensure the project is well received and can be accepted by all. Often major works cost substantial sums of money, which can be an emotive subject, but well produced evidence and plans can ensure the reason for the works is clearly demonstrated. 

    In the meantime obtain at least 2 quotes based on the specifications outlined in the Report by the Lift Consultant. Then present the Motion with the quotes to a General Meeting as a Motion with Alternatives.

    If the refurbishment or replacement fails at this point then you have a trigger to go to NCAT. Your owners would be failing to act on a problem that has been identified in a professional report. 

    When your OC has approved one of the quotes then the work can begin. Try and negotiate a longer warranty period for the lift and/or parts if possible.

    I would recommend employing the services of the independent lift consultant to oversee the work of the lift contractor if you are undertaking a full replacement to ensure all works are in accordance with expectations.