Making a convincing argument to upgrade your building

We are in need of having our complex painted too.  It has never been painted and according to information I have received, painting should be scheduled about every 8 years.  The quote was reasonable and from a reputable painter (who has painted interiors in the complex).  But the quote was knocked back at the AGM.  They do not seem to realise that we have had some wood rot and to replace/repair that is far more per unit that the cost to paint per unit.  We have also had the exterior “steam” cleaned in preparation for painting.  We will probably have to do this again.  The cost of repairing wood and cleaning will add to the cost of painting, so obtaining a cheaper quote is useless.

Have you spelt out to those reluctant to spend money how much it would cost to have someone fall on your stairs?  We had a fall and the insurance company came out to inspect the complex, found areas they were not happy with and we had to spend $10,000 before our policy would be continued.  As well, our premium increased quite a bit.  If we did not carry out the works, we may not have been covered by insurance and no one could tell us what it would mean to not have insurance.

And there is no doubt that it would improve the value of the units if the entrance ways look great. 

We have not had to look at getting finance for our complex.  We have a good balance in the account, it is just that no one wants to spend the money (unless it is on their unit no doubt). And those who do not want the OC  spend the money, will also not put their hands up to help the OC in any way shape or form.

Yes, we had a 10 year plan done for our complex.  It did highlight some things we had not even considered, like the cleaning and resurfacing of the driveway (we had no idea that driveways needed resurfacing and that is something we attended too fairly quickly).  The report pointed out that if we didn't do this, we may need to redo the driveway in the future at considerably more expense.

However, the report also covered items that we did not believe was common property.  The report was based on the inspection of one unit in the complex and there are different layouts and designs in this complex.  So good idea to spell out any differences in units in your complex to get a more accurate report.

Innerwestie said:

Hi, I'm a newbie so forgive me if this isn't quite the right forum.

I'm head of our EC in a small apartment of 8 (2 storey, 1900 building converted to apartments some 15/16 years ago).  We have some relatively major repairs to do as the conversion was done badly or cheaply in critical areas. We have to replace window lintels as they aren't galvenised and are rusting through and cracking the render, and potentially the brickwork, waterproofing above the sandstone foundation and of course re-rendering (textured and smooth finishes) and painting the main building.  

I've looked at various companies who are specialists in each of the areas, but would rather a more co-ordinated approach so we don't have tradesmen/companies denying responsibility should anything not work.  It was suggested recently I try a building maintenance company.   Is this the correct route, or do you have other suggestions – perhaps even companies you have used.  

 

Also finally, who do you hire to get a 10 year maintenance plan done.  I know we need it, but our strata manager hasn't given any advice as to how to get this done.

Regards