body corporate 200012 remedial works package stage 3 · note that stage 3 of the remedial works is...

BODY CORPORATE 200012

Weathertightness Remedial Works

STAGE 3 OVERVIEW

OCTOBER 2014

Body Corporate 200012 – Weathertightness Remedial Works – Stage 3

Body Corporate 200012 – Weathertightness Remedial Works - Stage 3. All Rights Reserved of 23

1. TABLE OF CONTENTS

1.2 Table of Contents Summary

Introduction 5

Remedial Works – Stage 3

- Site Plan 6

- Overview 6

- Contract Programme 7

- Timelines 8

Compensation Package 8

Vacant Possession of Units 8

Condition Survey 9

Unit Types 9

Internal Works

- Overview 9

- Floor Coverings 10

- Carpet 10

- Bathroom Tiles 11

- Kitchen Floor Coverings 11

- Painting Improvements (Internal) 11

- Bathroom Improvements 12

- Bathroom Fixtures & Fittings 12



- Bathroom Splashback Tiles 13

- Bathroom Extraction Fans 13

- Bathroom Mirrors 13

- Window Treatments 14

- Window Double Glazing 14

- Window Coverings 14

- Window Tinting 15

- Kitchen Improvements 15

- Kitchen Cabinetry 16

- Kitchen Splashback Tiles 16

- Kitchen Plumbing 16

- Kitchen Dishwashers 16

- General Improvements 17

- Heat Detectors 17

- Heat Pumps 17

- Security Systems & Locks 17

- Additional Works 18

- Internal Works Summary 18

Remedial Works – Stage 3 (cont)

- Scope of Weathertightness Remedial Works 18

- Site Disruption 20

- Site Security 21

- Insurance Policies 21

- Ownership of Demolition Items 21



- Site Visits 21

- Stakeholder Contractors 21

- Extension of Time / Variations 21

Existing Alterations 22

Assistance Packages

- Relocation & Storage 22

- Rubbish Disposal 22

Completion of Remedial Works

- Practical Completion & Snagging 23

- Guarantees / Warranties 23

Code Compliance Certification / Section 48 Scheme 23

Summary 23



2. INTRODUCTION

2.1 Introduction

Stakeholders will now be aware that stage 3 of the remedial works is scheduled to commence

17 November 2014. Stage 3 represents the largest number of units to be repaired as a group

(to date) and this, coupled with various ongoing construction issues, will give rise to numerous

logistical challenges. With these comments in mind stage 3 stakeholders are encouraged to

carefully review the contents of this document (which is intended to assist those stakeholders

specifically associated with stage 3 of the remedial works) and to give prompt attention to any

ongoing requests for information. Stakeholders are also encouraged to carefully review the

contents of any ongoing RWU notifications given these often contain information on matters that

are time critical to the remedial works construction programme.

Those stakeholders not involved with stage 3 of the remedial works should not rely on this

document. Stage 4 stakeholders will receive a document specific to that stage of the remedial

works in due course.

In terms of the remedial works stakeholders are referred to the revised construction programme.

Stage No. of Start End

No. Units Date Date

Stage (2) 17 05/03/15

Stage (3) 23 17/11/14 03/08/15

Stage (4) 25 10/06/15 22/02/16

A detailed construction programme for stage 3 is included in this document. Stakeholders will

note that stage 3 of the remedial works is currently scheduled for completion 3 August 2015. It

is too early to give an opinion as to whether or not that date will be met.

Those stakeholders associated with stage 3 of the remedial works are encouraged to attend the

meeting scheduled for 20 October 2014. That meeting will focus on matters associated with the

scope of the stage 3 remedial works coupled with discussion on any internal works being

contemplated by stakeholders and various other logistical issues associated with the remedial

works referred to.



3. REMEDIAL WORKS – STAGE 3

3.1 Site Plan

Those stakeholders that are unfamiliar with stage 3 of the remedial works are referred to the

following site plan.

3.2 Overview

Stakeholders associated with stage 3 of the remedial works are identified as being the

proprietors of units:

BI, BJ, BK, BL, BM, BN, BO, BP, BQ, BR, BS, BT, BU, BV, BW, BX, BY, BZ,

CA, CB, CC, CD & CE

While stage 3 of the remedial works will be undertaken as a single exercise the work will be

carried out in three sub-groups. Stakeholders are advised that the sub-groups are represented

by units BR through BX, followed by units BI through BQ and units BY through CE.



3.3 Contract Programme

In terms of the main contractors stage 3 construction programme stakeholders are advised that

the following programme applies:

Description Days Start Date End Date

Possession of Site 17/11/14

Site Set Up 10 17/11/14 28/11/14

Isolate Services & Salvage Fittings 13 24/11/14 10/12/14

Erect Scaffold & Shrink Rap 20 24/11/14 19/12/14

Uplift /Protect Carpets 11 01/12/14 15/12/14

Demolition Cladding & Gib Linings 30 08/12/14 28/01/15

Confirm Scope of Rotten Timber 15 12/01/15 30/01/15

Strip Out Wiring & Plumbing for Reinstatement 16 15/12/14 19/01/15

Reo Box & Cast Concrete Nibs 28 19/12/14 10/02/15

Roof Trusses / Rafter & Eaves Verges 44 10/02/15 13/04/15

Roof Facades 37 26/02/15 17/04/15

Roof Sheeting & Underlays 54 04/03/15 19/05/15

Exterior Walls (70% Timber Replacement) 48 14/01/15 24/03/15

Deck Framing / Plywood & Fascia 66 13/02/15 18/05/15

Deck Touch on Membrane 54 20/03/15 04/06/15

Deck Gutters & Drainage 42 14/04/15 11/06/15

Aluminium / Glazed Deck Handrails 47 17/04/15 23/06/15

Deck Soffit Linings 42 07/04/15 04/06/15

Deck Tiles on Nurajac Supports 44 29/04/15 30/06/15

Eaves Soffits Linings 42 07/04/15 04/06/15

RAB Board 45 03/02/15 07/04/15

Buildings Wraps / Tapes & Battens 34 18/02/15 07/04/15

Flashman Flashings 28 10/03/15 30/04/15

Install New Windows & Doors 39 03/03/15 27/04/15

NuWall Aluminium Weatherboards 50 13/03/15 22/05/15

Louvre Eyebrow Screens 42 01/05/15 30/06/15

S/S Canopies 35 10/04/15 29/05/15

Exterior Painting 49 22/04/15 29/06/15

Remove Scaffolding 37 26/05/15 16/07/15

Drainage / Site Works / D/P's 43 13/05/15 13/07/15



Soft Landscaping 39 08/06/15 31/07/15

First Repair - Electrical & Plumbing 54 30/01/15 16/04/15

Wall Insulation 22 06/04/15 29/04/15

Bathroom Remedials 75 27/02/15 09/06/15

Gib Walls & Ceilings 44 10/03/15 18/05/15

Interior Stopping & Painting 50 24/03/15 02/06/15

Reinstate Kitchens & Bathroom Fittings 25 29/04/15 03/07/15

Reinstate Floor Coverings 41 13/05/15 09/07/15

Reinstate Garage Doors 38 12/05/15 03/07/15

Second Repair - Fixtures & Fittings 38 18/05/15 09/07/15

Final Clean 37 08/06/15 29/07/15

Stage 3 Handover 03/08/15

The construction programme referred to above is indicative and is subject to ongoing variations.

Details of these variations (& the delays that arise as a result) will be dealt with in the

committee’s next six-monthly report.

3.4 Timelines

Work associated with stage 3 of the remedial works represents a total construction period of

nine months.

4. COMPENSATION PACKAGE

4.1 Overview

Stage 3 stakeholders are referred to RWU 050 and which noted that as a result of the IRD’s

initiative to de-register the body corporate for GST the committee had resolved to retract the

compensation package ($785,385) in order to recapitalise the body corporates financial

position.

5. VACANT POSSESSION OF UNITS

5.1 Definition of Vacant Possession



The body corporate requires vacant possession of all stage 3 units no later than 16 November

2014. The body corporate defines ‘vacant possession’ to include the removal of all furniture,

personal items and whiteware (i.e., refrigerators, washing machines, clothes-dryers, etc).

Those stakeholders associated with stage 3 of the remedial works are advised that where any

of the items referred to remain in a unit the body corporate accepts no liability for their safe

keeping. Stakeholders are not required to remove their dishwasher (refer RWU 053), stove

(incl. hob), laundry tub or any window treatments (i.e., curtains / blinds).

Stakeholders are advised that upon vacant possession being available to the body corporate

they should contact the Project Director to facilitate the handover of any keys (incl. garage door

remote control units).

6. CONDITION SURVEY

6.1 Condition Survey

Once vacant possession has been provided the main contractor will undertake a review of each

unit. This review will involve each unit in stage 3 of the remedial works being extensively

photographed (internally & externally) to ensure that the condition of those units at the time of

handover (possession) is properly documented.

7. UNIT TYPES

7.1 Unit Types

Stakeholders are encouraged to familiarise themselves with their unit type. Details of the

various unit types can be found on the body corporates website www.200012.co.nz > log in >

unit types. Familiarisation of the unit type relevant to each stage 3 stakeholder will assist in

understanding the costs associated with various internal work options referred to in this

document.

8. INTERNAL WORKS

8.1 Overview



As part of the remedial works stakeholders are able to choose to undertake a variety of

additional internal work to their unit. In this report reference is made to extra-over-costs. These

costs represent any additional costs over and above the default costs payable by the body

corporate. The amounts referred to in this document are estimates and subject to change

dependant on final measurements. All amounts are GST exclusive. In this document reference

is made to various RMU’s and while some are specific to previous stages of the remedial works

they nevertheless provide information relevant to stage 3. Stakeholders are able to view the

majority of options referred to in this document through the body corporates website and in

many cases samples will be available at the 20 October 2014 meeting.

8.2 Floor Coverings

8.2.1 Carpet

The existing carpet to each unit will be removed, cleaned and reinstated as part of the remedial

works. This represents the body corporates default option. Those stakeholders who are

considering replacement of their carpet are able to choose from three colours. Stage 3

stakeholders are advised that during stages 1 & 2 of the remedial works 60% of those

stakeholders adopted to replace their carpet. Those stage 3 stakeholders choosing to replace

their carpet are advised that the extra-over-cost associated with this work by unit type are:

[A] $3,550.49, [B] $4,281.86, [C] $4,423.49, [D] $2,428.99, [F] $4,565.14, [G]

$4,621.79, [H] $4,536.81 & [J] $3,460.35

The costs referred to above include a credit adjustment (saving) of $725.00. This comprises the

omission of the costs associated with the lifting, storing & reinstatement of any carpet and

adding back the removal and disposal cost only. Stage 3 stakeholders are able to view the

three carpet options through the body corporates website www.200012.co.nz > log in > repairs

> internal schemes.

Those stakeholders who choose not to replace their carpet are advised that the body corporate

cannot guarantee that any existing carpet can be reinstated. This will occur where either the

pre-existing age / condition of the carpet (or underlay) prohibits reinstatement or where the floor

dimensions have increased (as a result of the remedial works) and which would result in the

carpet no longer fitting a particular area.



8.2.2 Bathroom Tiles

The existing ceramic floor tiles in any bathroom that contains a shower (or bath) will be removed

and replaced with a basic white tile as part of the remedial works. This represents the body

corporates default option. Alternatively stakeholders are able to choose from three different tile

colours from the body corporates interior schemes package. There is no cost differentiation

between the three tiles referred to. The extra-over-cost associated with this work by unit

number are:

[BI] $61.68, [BJ] $52.25, [BK] $52.25, [BL] $52.25, [BM] $54.43, [BN] $83.00, [BO]

$85.11, [BP] $41.24, [BQ] $46.97 [BR] $51.62 [BS] $52.25, [BT] $52.25, [BU]

$60.81, [BV] $60.81, [BW] $60.81, [BX] $66.21, [BY] $52.25, [BZ] $52.25, [CA]

$66.21, [CB] $108.94, [CC] $77.00, [CD] $52.25 & [CE] $51.62

The main contractor must complete retiling of each unit given that this work is necessary to

obtain code compliance certification. Stage 3 stakeholders are able to view the three bathroom

tile options through the body corporates website www.200012.co.nz > log in > repairs >

internal schemes.

8.2.3 Kitchen Floor Coverings

During the remedial works any existing kitchen floor coverings will be removed (disposed of)

and replaced with new vinyl floor coverings. This represents the body corporates default option.

There is no cost for this option. Stakeholders will need to choose from one of three vinyl options

failing which option 3 will be used by default. Stage 3 stakeholders are able to view the three

kitchen floor covering options through the body corporates website www.200012.co.nz > log in

> repairs > internal schemes.

8.3 Painting Improvements (Internal)

During the remedial works any internal walls (or ceilings) that suffer damage as a result of the

replacement of decayed timber (or as a result of general construction damage) will be reinstated

in accordance with the internal schemes schedule for option 1 > paint finishes. Stakeholders

are advised that any internal walls (or ceilings) that do not suffer damage as a result of the

remedial works will not be repainted. This is the body corporates default option.



Stage 3 stakeholders are advised that during stages 1 & 2 of the remedial works 68 % of those

stakeholders adopted the body corporates painting improvements option. Those stakeholders

associated with stage 3 of the remedial who choose the painting improvements option (using

one of the three colour schemes from the body corporates internal schemes package) should

note that the following costs associated with repainting of all internal surfaces by unit type are:

[A] $5,314.05, [B] $5,344.50, [C] $5,731.95, [D] $3,923.85, [F] $5,617.50, [G]

$5,334.00, [H] $5,466.30 & [J] $5,254.20

Notwithstanding the costs referred to above (which represent the cost to repaint 100% of each

unit type) stakeholders should note that they will only be charged for any areas that were not

damaged as a result of the remedial works. This is referred to as the ‘betterment’ portion.

By way of example no unit in stage 1 of the remedial works incurred costs > 50% of the

amounts referred to above. The final calculations in terms of the body corporates contribution v

the stakeholder betterment contribution are undertaken by the body corporates quantity

surveyor.

Stage 3 stakeholders are able to view the three painting improvement options through the body

corporates website www.200012.co.nz > log in > repairs > internal schemes.

8.4 Bathroom Improvements

8.4.1 Fixtures & Fittings

During the remedial works all shower units will be replaced (incl. the shower mixer & slider).

The balance of any existing bathroom fixtures and fittings will be removed and reinstated as part

of the remedial works. This is the body corporates default option. Stakeholders have the

opportunity to upgrade the balance of their bathroom fixtures and fittings. Stage 3 stakeholders

are advised that during stages 1 & 2 of the remedial works 40% of those stakeholders adopted

to upgrade their bathroom fixtures and fittings. Stage 3 stakeholders are advised that the extra-

over-cost associated with the ‘round’ option by unit type are:

[A] $4,203.94, [B] $4,203.94, [C] $6,968.85, [D] $6,968.85, [F] $7,802.03, [G]

$4,203.94, [H] $4,203.94 & [J] $4,203.94



The extra-over-cost associated with the ‘square’ option by unit type are:

[A] $5,331.47, [B] $5,077.59, [C] $8,571.68, [D] $8,571.68, [F] $9,736.70, [G]

$5,075.97, [H] $5,077.59 & [J] $5,077.59

Stage 3 stakeholders are able to view the two bathroom options through the body corporates

website www.200012.co.nz > log in > repairs > bathroom fittings.

Those stakeholders that do not participate in the bathroom options package are advised that

some plumbing items (e.g., taps, isolation valves, tempering valves, etc) may be replaced on a

cost reimbursement basis where these items fail during the recommissioning phase of the

remedial works. The work also covers reinstatement of the hot water cylinders. This work is

required to ensure that the body corporate obtains code compliance certification.

8.4.2 Bathroom Splashback Tiles

Those stakeholders choosing to upgrade their bathroom fixtures & fittings are also able to

choose from one of three splashback tiles. These will be installed above the vanity unit. The

cost (irrespective of the tile option) is $297.73.

Stage 3 stakeholders are able to view the three bathroom splashback tile options through the

body corporates website www.200012.co.nz > log in > repairs > internal schemes.

8.4.3 Bathroom Extraction Fans

Where bathrooms include a ventilation extraction unit (fan) the body corporate will replace this

with a new unit at no additional cost. This is the body corporates default option. Stakeholders

can upgrade to a model which includes instant heating coupled with a high efficiency ventilation

fan and a quality light fitting. The cost to upgrade from the body corporates default option to the

option referred to is $87.05 / fan / unit.

Stage 3 stakeholders are able to view the two bathroom ventilation options through the body

corporates website www.200012.co.nz > log in > repairs > extraction fans.

8.4.4 Bathroom Mirrors



During the remedial works any mirrors in bathrooms that contain a shower unit (or bath) which

are permanently affixed to a wall will be removed (disposed of). This is the body corporates

default position. Stakeholders will have the option to purchase a replacement mirror from the

body corporate. The default mirror measures 600 x 750 (bevelled edge) and is wall hung. The

cost (incl. installation) is $150 / mirror.

8.5 Window Treatments

8.5.1 Double Glazing

During stages 1 & 2 of the remedial works 62% of those stakeholders chose to double glaze

their windows. Those stage 3 stakeholders that are contemplating the installation of this item

are advised that the extra-over cost by unit number is:

[BI] $1,893, [BJ] $2,293, [BK] $2,296, [BL] $2,293, [BM] $2,083, [BN] $2,186, [BO]

$2,186, [BP] $2,208, [BQ] $2,882 [BR] $3,445 [BS] $3,572, [BT] $3,572, [BU]

$1,532, [BV] $1,532, [BW] $1,532, [BX] $2,082, [BY] $3,572, [BZ] $3,572, [CA]

$2,082, [CB] $2,123, [CC] $3,626, [CD] $3,572 & [CE] $3,443

8.5.2 Window Coverings

During the remedial works any window coverings (i.e., curtains or blinds) will be removed and

stored by the main contractor. These will be returned to the garage of each unit at the

conclusion of the remedial works. The body corporate will not reinstate any window coverings.

This is the body corporates default option. Stakeholders can choose to replace any existing

window coverings from one of two window covering options.

The first option is Ecowood Venetian Blinds. These are an alternative to natural wooden blinds

and are made from 100% polyresin using a manufacturing process that makes the slats more

rigid and durable. The colour specified is ‘whisper white’ to provide continuity from the outside

of the building. During stage 1 of the remedial works 61% of stakeholders chose this option.

Stage 3 stakeholders choosing this option are advised that the costs associated with this work

by unit type are:



[A] $2,792.00, [A END] $3,562.00, [B] $2,958.00, [B END] $3,542.00, [C]

$2,093.00, [C END] $2,458.00, [D] $1,432.00, [D END] $1,940.00, [E] $4,311.00,

[F] $2,692.00, [G] $2,722.00, [G END] $3,542.00, [H] $2,803.00, & [J] $2,619.00

The second option is Roller Blinds. There is a choice of three fabric types available (sunfilter /

translucent / blockout). The colour specified is ‘whisper white’ to provide continuity from the

outside of the building. During stage 1 of the remedial works 22% of stakeholders chose this

option. Stage 3 stakeholders choosing this option are advised that the costs associated with

this work by unit type are:

[A] $2,190.00, [A END] $2,742.00, [B] $2,357.00, [B END] $2,819.00, [C]

$1,547.00, [C END] $1,810.00, [D] $1,080.00, [D END] $1,502.00, [E] $3,377.00,

[F] $2,003.00, [G] $2,160.00, [G END] $2,819.00, [H] $2,204.00, & [J] $2,040.00

Stage 3 stakeholders are able to view the two window covering options through the body

corporates website www.200012.co.nz > log in > repairs > window treatments.

Those stakeholders that choose to either reinstate or install their own window coverings are

referred to RWU 060 for details of the body corporates requirements.

8.5.3 Window Tinting

Stakeholders can choose to have their windows tinted. This option provides for a grey tint

laminate. Those stage 3 stakeholders choosing this option are advised that the extra-over-cost

associated with this work by unit number are:

[BI] $768.03, [BJ] $970.39, [BK] $970.39, [BL] $970.39, [BM] $898.64, [BN]

$931.76, [BO] $931.76, [BP] $938.20, [BQ] $1,227.93 [BR] $1,241.73 [BS]

$931.76, [BT] $931.76, [BU] $542.68, [BV] $542.68, [BW] $542.68, [BX] $795.17,

[BY] $931.76, [BZ] $931.76, [CA] $795.17, [CB] $795.17, [CC] $923.48, [CD]

$931.76 & [CE] $1,241.73

Stakeholders are advised that there is a slight colour variance to windows which are sound

rated. There is minimal variance to windows which have been double glazed.

8.6 Kitchen Improvements



8.6.1 Kitchen Cabinetry

During the remedial works the majority of the kitchen cabinetry in each unit will removed

(stored) and reinstated (stakeholders are referred to RWU 042 for details on issues related with

reinstatement). This is the body corporates default option. Stakeholders are able to replace

their kitchen cabinetry and while modifications to kitchen layouts will be limited the default

configuration removes the pantry type door that conceals the refrigerator space and also

increases the cavity size to accommodate larger refrigerators. Those stage 3 stakeholders

choosing this option are advised that the extra-over-cost associated with this work by unit type

are:

[A] $1,423.50, [B] $1,351.23, [C] $1,916.25, [F] $1,423.50, [G] $1,351.23, [H]

$1,423.50 & [J] $1,423.50

Stakeholders are advised that the prices referred to are for white cabinetry however alternative

colours are available and represent an additional cost of $328.50. Stage 3 stakeholders are

able to view details on the kitchen cabinetry options through the body corporates website

www.200012.co.nz > log in > repairs > kitchen cabinetry.

8.6.2 Kitchen Splashback Tiles

Those stakeholders that decide to replace their kitchen cabinetry are also able to choose to

install splashback tiles (i.e., a basic white tile). Stage 3 stakeholders are advised that the extra-

over-cost associated with the kitchen splashback tiles by unit type are:

[A] $410.63, [B] $328.50, [C] $410.63, [D] $328.50, [F] $410.63, [G] $328.50, [H]

$410.63 & [J] $410.63

8.6.3 Kitchen Plumbing

During the remedial works some plumbing items may be replaced on a cost reimbursement

basis. This work is required to ensure that the body corporate obtains code compliance

certification.

8.6.4 Kitchen Dishwashers



During the remedial works the dishwashers will be removed (stored) and returned to the garage

of each unit. Stakeholders are referred to RWU 053 for further details.

8.7 General Improvements

8.7.1 Heat Detectors

During the remedial works smoke detectors will be installed to each unit. Stakeholders are able

to choose to install a heat detector (located in the garage). The cost is $194.00 (incl.

installation).

8.7.2 Heat Pumps

Those stage 3 stakeholders that are considering the installation of heat pumps are advised that

(a) the cost to supply and install a heat pump (lounge) is $2,896.00 & (b) the cost to supply and

install a heat pump (bedroom) is $2,517.15. Stakeholders are advised that these costs are

based on positioning the outdoor unit/s in a ground floor courtyard and within three meters of

the internal heat pump unit/s, i.e., back-to-back. Bespoke installation requirements will incur

additional costs. Stakeholders who do not have a courtyard are advised that they ineligible to

participate in the heat pump installation process.

8.7.3 Security Systems & Locks

During the remedial works the body corporate will not reinstate any existing security system.

This is the body corporates default position. Stakeholders can choose to install a new burglar

alarm (the Paradox MG6250 Wireless System) and which comprises a cabinet, fixed LCL

keypad, two internal sensors, internal siren, external siren (with blue light) and a backup battery

unit. The cost is $1,582.28 (incl. installation). Remote control units are available for an

additional cost of $54.00 (each) and a GSM / GPRS communicator is available at a cost of

$287.00. Stage 3 stakeholders are able to view the security system option through the body

corporates website www.200012.co.nz > log in > repairs > security systems.

During the remedial works the new front door locks to each unit will be operable using the same

key (i.e., the same key will unlock all stage 3 units). Upon completion of stage 3 of the remedial

works (handover) stakeholders are encouraged to engage a locksmith to re-key the front door

lock to mitigate any security issues.



8.8 Additional Works

Those stage 3 stakeholders contemplating additional work within their units will have the

opportunity to discuss these matters with the body corporates representatives at the 20 October

2014 meeting.

8.9 Internal Works Summary

Those stage 3 stakeholders wishing to participate in any of the internal work options referred to

in this document are advised that:

(a) An order form is now available from the body corporates website

www.200012.co.nz > log in > documents > repairs - stage 3 > document

003. Stakeholders are advised that when completing this form they will need to

carefully transpose various cost data from this document.

(b) An agreement is now available from the body corporates website

www.200012.co.nz > log in > documents > repairs - stage 3 > document

002. All stage 3 stakeholders will be required to enter into this agreement. The

order form referred to earlier will form part of the agreement. Stakeholders

should ensure that they detail their name/s on the front page of the agreement

where reference is made to the “unit owner”.

Stage 3 stakeholders must complete both of the documents referred to and should supply these

(electronically) to the Project Director no later than 3 November 2014.

9. REMEDIAL WORKS – STAGE 3 (CONT)

9.1 Scope of Weathertightness Remedial Works

In terms of the scope of the remedial works to stage 3 stakeholders are advised that this work

includes:

9.1.1 Site Set-Up & Protection

(a) Installing temporary fencing and safety signage.



(b) Installing protection to all existing fixtures and surfaces.

9.1.2 Demolition

(a) Removing and disposing of all existing window and door joinery.

(b) Removing and disposing of all external wall claddings, building paper and

insulation.

(c) Removing and disposing of all roof claddings, substrates and parapet walls.

(d) Removing and setting aside for reuse; the existing kitchens / bathrooms /

carpets.

9.1.3 External Remedial Reinstatement

(a) Replacing all decay damage in walls and roof framing.

(b) Treat in situ all unaffected wall and roof framing.

(c) Install new concrete nibs where existing ground levels are not compliant.

(d) Install new deck framing.

(e) Install new roof framing for the new mono pitched roofs.

(f) Install all new external wall claddings including rigid air barrier and cavity

construction.

(g) Install new window and door joinery throughout.

(h) Install new roof cladding, gutters and downpipes including roof underlay and

fireproofing where required.

(i) Install new glass balustrades, suspended deck tiles, entry canopies and window

louvers.



(j) Repair / reinstate all electrical and plumbing services affected by the remedial

works.

(k) Install new drainage and ground works.

(l) Complete all external painting.

9.1.4 Internal Remedial Reinstatement

(a) Repair internal wall linings and timber trims affected by the remedial works.

(b) Reinstatement bathrooms with new floor substrates (upper levels) /

waterproofing membranes and floor tiles.

(c) Complete internal decorations as required.

(d) Reinstate existing carpets/floor finishes as required.

(e) Complete internal building cleaning.

9.1.5 Other Works

(a) Reinstate affected landscaping where required.

(b) Install new fences / gates.

(c) Repair / reinstate driveway surfaces.

9.2 Site Disruption

In terms of stage 3 of the remedial works stakeholders are advised that access to the common

area roads will initially be isolated at the Harold Street driveway entrance (while work to stages

2 & 3 are being undertaken). Once stage 2 of the remedial works has been completed stage 3

will be isolated by way of a fence at the junction where unit BI intersects with unit CE. Access

to the central garden area will be restricted.



9.3 Site Security

Stage 3 stakeholders are advised that while the main contractor will endeavour to ensure that

the units associated within this stage are kept secured during the remedial works neither the

main contractor or the body corporate will accept any liability for any breaches of site security.

9.4 Insurance Policies

The body corporate encourages each stage 3 stakeholder to contact their insurer to ensure that

their individual positions are mitigated during the remedial works.

9.5 Ownership of Demolition Items

Stage 3 stakeholders are advised that any demolition items will become the property of the main

contractor.

9.6 Site Visits

Those stage 3 stakeholders wishing to visit the site during the remedial works should contact

the Project Director. Notwithstanding this stakeholders are advised that site visits will not be

possible during the initial site setup and demolition phases of the construction programme.

9.7 Stakeholder Contractors

Stakeholders are reminded that once their unit/s are handed to the main contractor these units

effectively become the sole responsibility of that firm to manage. The result of this is that stage

3 stakeholders will not be able to employ their own contractors to complete work in or on the

units during this time. Stage 3 stakeholders are further advised that where they wish to have

additional work completed to their unit (and which falls outside the scope of the contract and

agreed owner’s options) then this must be completed under a separate contract post completion

of the main contract.

9.8 Extension of Time / Variations

Stakeholders are reminded that while the contract for the project includes specified completion

dates (per stage) there may be claims made by the contractor during the completion of the



works for extensions of time. Stakeholders are advised that where these claims are legitimate

(as a result of additional work that falls outside the original contract / or where issues arise that

are beyond the control of the contractor) an extension of time will be granted. These items

could impact on the completion and re-occupation dates referred to in this document.

10. EXISTING ALTERATIONS

10.1 Existing Alterations

During the remedial works any existing alterations that do not have consent will be removed by

the main contractor (at the stakeholder’s expense) unless that stakeholder is able to provide the

body corporate with the appropriate consent document.

11. ASSISTANCE PACKAGES

11.1 Relocation & Storage

Stakeholders are advised that the body corporate has made enquiries with various furniture

removal carriers to ascertain a competitive rate to assist with relocation & storage assistance

and stakeholders are advised that as a result of these enquires Auckland Movers proved to be

professional and competitive. Those stage 3 stakeholders wishing to utilise the services of

Auckland Movers should contact Anna Hansen at 0508-668-348. Reference to the body

corporate should be made in any dealings with that firm. While the body corporate provides this

advice in an attempt to assist stage 3 stakeholders it does not purport to recommend that firm

and encourages each to make their own enquires in relation to the matters referred to.

11.2 Rubbish Disposal

Stage 3 stakeholders that have large items that they wish to dispose of should place these on

the Harold Street curb side of the development between 8 November & 16 November 2014.

These items will be removed by the body corporates rubbish contractor. Those stage 3

stakeholders with units which are tenanted are encouraged to communicate this arrangement

with those tenants.

12. COMPLETION OF REMEDIAL WORKS



12.1 Practical Completion & Snagging Period

Practical completion is the term that is used to determine when a unit is complete to a standard

to which it may be re-occupied and when only minor finishing or defects exist that are required

to be completed in accordance with the contract. At the stage of practical completion it is

normal to expect that there will be a number of finishing items required to be completed. These

items are referred to as ‘snagging items’ and as a result the main contractor may require access

to a unit for a period after practical completion has been achieved to complete the snagging

works referred to.

12.2 Guarantees / Warranties

Stakeholders are advised that various guarantees and warranties will be collected for the

completed works by the main contractor (as required by the contract). This paperwork will be

collected at the completion of each stage and copies will be provided to stakeholders at the end

of the remedial works for their reference. This information will also be placed on the body

corporates website.

13. CODE COMPLIANCE CERTIFICATION / SECTION 48 SCHEME

13.1 Overview

Stakeholders are advised that the development will not receive code compliance certification

until such time as the remedial works have been competed in their entirety. Stakeholders are

also reminded that the s48 scheme will not be removed from individual proprietor titles until

such time as the development obtains code compliance certification.

14. SUMMARY

Stakeholders are reminded that the logistical issues associated with the remedial works are

significant and that while this document is intended to provide an overview of the works referred

to the body corporate encourages all stage 3 stakeholders to attend the 20 October 2014

meeting.

body corporate 200012 remedial works package stage 3 · note that stage 3 of the remedial works is...

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