Spire Building Management
Spire Building Management Report (Comprehenive ALL JOBS) - Period 1 May 2024 to 30 June 2024
Prepared by Gary Pettingill / Spire Building Manager
Last Report date 30 April 2024
Jobs with Committee for Discussion and Decision
| Job No. | Category | Short Job Description | Current Brief Status |
|---|---|---|---|
592 | Handyman | Damage to Queen Street Carpark Entry has occurred. Identify offender and report to the Body Corporate and Obtain quote for repair. | 7/11/24 - Quote received from Rochele Painters - $4,083.55 8/11/24 - Sent incident report and details to SSKB. Peter is taking this one to the committee for approval to chase up the repair amount with the offender. |
692 | Bin Chute | BM identified a small amount of rubbish escaping the bin chute. Discussed with contractor who confirmed that he was aware of the hole and had photos which he shared. | 03/12/24 - Ross from Drafting central attended and inspected the issues with me. He is going to consider a best proposal and quote to submit. He said ETA end of the week to provide the quote. |
695 | Administration | Resident reported 4 x oversized commercial bikes parked in the bike storage which restrict access to other bikes. | 21/11/24 - At committee meeting they want me to approach the offender to discuss first. 05/12/24 - Awaiting access to CCTV computer - blocked due to other staff using this desk for last week. |
697 | HVAC | Level 40 Kitchen Aircon Control Panel is damaged. | 28/11/24 - Assessed damage and how best to repair. Took photos. tricky as there is minimal contact point. I think I'll use a white bridge piece to glue to hold the bottom in. I will need to purchase something from Bunnings to suit. |
886 | Fire | Several Premier Fire Quotes received for general maintenance items. Quote Numbers 382770, 383543, 384228, 384229 and 384230 all refer. | 09/01/25 - Emailed details to committee (via Peter & Amara at SSKB) with recommendation to proceed with these general items. Awaiting instruction. |
New Jobs logged during report period (that remain open)
| Job No. | Category | Short Job Description | Current Brief Status | Current Responsibility |
|---|---|---|---|---|
390 | Administration | Replace Glassware in Level 40 Kitchen - nice champagne, highball, white and red wine glasses. Requested by Andrew Barter in person 12/09/24. | 5/11/24 - Assigned job to Evie with 2 week deadline. | Building Manager |
589 | Plumbing | Change Tap washer in tap on Level B3. was dripping badly. Gary overtightened to stop the dripping until it can be serviced. | 28/10/24 - Work order sent to Mastertrade plumbing from Mybos. Awaiting job scheduling by contractor. | Building Manager |
592 | Handyman | Damage to Queen Street Carpark Entry has occurred. Identify offender and report to the Body Corporate and Obtain quote for repair. | 7/11/24 - Quote received from Rochele Painters - $4,083.55 8/11/24 - Sent incident report and details to SSKB. Peter is taking this one to the committee for approval to chase up the repair amount with the offender. | Body Corporate Manager |
595 | Fire | Level 40 Fire Stairs Door closest to pool area will not lock. Wait for current fire door inspection report (inspecting happening today 1/11/24 and I showed PF inspector Daniel. Once door is adjusted for compliance (likely due to margins) then get lock repaired. | 1/11/24 - Awaiting testing report for fire door inspection. | Building Manager |
687 | Electrical | Lights for the Pool Area (in pool and all surrounds) are not working. | 10/12/24 - Pool area lights are now working (confirmed). All pool internal lights are off due to power switched off pending identification of the model and ordering new lights to be installed (8x required). Likely will just order 11 so we have some spares. Emailed Poolwerx today for a quote to get in pool and remove existing lights so that they can be identified. | Building Manager |
621 | Gates & Roller Doors | Arrange for Service of Spire 3 x building sliding gates | 18/11/24 - I have scheduled Remote-A-Gate in for service on 11/12/24 (their first available date). Invoice received and forwarded to SSKB for 50% payment which is required in advance. | Building Manager |
689 | Pool & Related | Pool Electrolysis on RHS Chlorinator is non-functional. Poolwerx have acid cleaned the cells without any change. | 3/12/24 - Installed new chlorinator. Tested with Electrician. Voltage levels remain excessive at between 12 and 16 Volts (all other chlorinator cells are between 2 and 3 volts). Did swap around testing no change. Suspect Chlorinator itself is faulty and will discuss with Pool contractor at next visit. | Building Manager |
686 | Handyman | Commercial Lot 1 toilet needs some repairs. Tiling, new soap dispenser and maybe other. Inspect with contractors and obtain quotes. | 28/11/24 - Adrian and I ran out of time at his last visit. I'm going to delay this job now until I know that the toilet is being used and there is a need for the repairs. I'll order the soap dispenser and try and install that myself first. | Building Manager |
688 | Gates & Roller Doors | Black Audi driver accidentally rolled his car into sliding gate to Carpark Level 2 (forgot to engage hand brake). Gate off rail. | 18/11/24 - Work order confirmed with Remote-A-Gate for 11/12/24, first available date they can attend. Received invoice for the 3 gate service which will include this gate. Sent invoice and requested 50% payment by SSKB as required by Remote-A-Gate. Awaiting contractor. | Building Manager |
690 | Cleaning | Cleaning of Plant rooms, Fire Stairwells and hallways and sundry locations. Irregular intermittent maintenance is required. Obtain quotes and then discuss with the committee. | 25/11/24 - Met with Sten from Sten & Andy. Did building walk through showing areas to be quoted. Awaiting his quote. | Building Manager |
692 | Bin Chute | BM identified a small amount of rubbish escaping the bin chute. Discussed with contractor who confirmed that he was aware of the hole and had photos which he shared. | 03/12/24 - Ross from Drafting central attended and inspected the issues with me. He is going to consider a best proposal and quote to submit. He said ETA end of the week to provide the quote. | Committee Decision |
693 | Fire | Premier Fire have emailed new Fire Services Contract proposal. Review and liaise with the committee regarding. | 09/01/25 - Quote request sent to Corporate Fire Services Qld. Await quote for comparison. | Building Manager |
695 | Administration | Resident reported 4 x oversized commercial bikes parked in the bike storage which restrict access to other bikes. | 21/11/24 - At committee meeting they want me to approach the offender to discuss first. 05/12/24 - Awaiting access to CCTV computer - blocked due to other staff using this desk for last week. | Committee Decision |
696 | Fire | Fire Penetrations Register administration. Unable to locate the register. Also need to ensure it is being done and scheduled according to required legal compliance. | 27/11/24 - After follow-ups Premier Fire acknowledged my email and advised Brain will be getting back to me is this is his management area. Await further update. | Building Manager |
697 | HVAC | Level 40 Kitchen Aircon Control Panel is damaged. | 28/11/24 - Assessed damage and how best to repair. Took photos. tricky as there is minimal contact point. I think I'll use a white bridge piece to glue to hold the bottom in. I will need to purchase something from Bunnings to suit. | Committee Decision |
719 | Handyman | Graffiti on Clark lane. Take photos for Council / Police. Discuss cleaning options with Council (Graffiti team) vs getting it cleaned off ourselves. | 20/11/24 - Job Logged as a reminder to get to this. | Building Manager |
Jobs Closed During Reporting Period
| Job No. | Category | Short Job Description | Current Brief Status |
|---|---|---|---|
300 | Bin Chute | Bin Chute Compactor has stopped mid process. Unable to get it working. Power cycling doesn't help. Power seems normal. Unable to resolve and need the assistance of Miracle Services. | 27/8/24 - Miracle attended and fixed. Job Closed |
228 | Fire | Premier Fire Quote No. 376716 - Various locks straps and signs required as per AS1851-2012 | 2/8/24 - Job Logged. Work order sent from MyBos across to Premier Fire |
106 | Cleaning | Common Area Carpet Cleaning Due - Arrange quotes and have work done. | 03/09/24 - Sten and Andy selected by the committee. Majority of work completed on 2/9/24 with remaining floors completed on 3/9/24. All soft furnishings and level 40 areas completed on 2/9/24 also. Work quality was OK - Just O.K. |
329 | Cleaning | Level 15 bin chute room - Rubbish Dumped. Identify offender and send cleanup expense invoice. | 3/9/24 - 1 hour spent observing 1 weeks worth of video. Unable to identify offender. Will now email residents of Level 15 asking for support in reporting rubbish dumpers. Job Closed. |
298 | Plumbing | Notice received last week that Water will be shutoff to building overnight 2 to 3 September 2024 by Urban Utilities contractor for repairs. Ensure building is taken care of and shutdown doesn't negatively affect building plant, notify all residents etc. | 05/09/24 - RPGS successful completion of works by 03/09/24 and water back on. Several residents reported no hot water. Investigations and decisions and instructions to all residents sent regarding resolution. Job Completed. |
324 | Doors - Common Areas | Ann Street pedestrian access door LHS not closing / locking. It is grabbing on bottom frame against RHS door not allowing to close unless pulled. | No advance notice of their attendance. They adjusted and reported to me at the end of the job. Now resolved. |
177 | CCTV | Quote for Ground Level Mail parcel delivery area. For committee to decide if they would like a camera or not. | 09/09/2024 - New Camera installed. Wide Angle for best result. Works great. Job Closed. |
193 | Handyman | Level Ground through to B1 Carpark - Hole cut in wire | 09/09/24 - Adrian from Sprout attended and installed stronger galvanised wire mesh. Job Done. |
258 | Cleaning | Level 15 Rubbish dumped in Bin Chute Room. Identify offender. (Reported 16/8/24) | 10/9/24 - Unable to identify offender. Recorded photo of incident to monitor for repeat offending on this level over time. Also sent email from Mybos to all residents on Level 15 for their assistance to notify me as soon as rubbish is dump to help me track and identify offenders in future. |
297 | Cleaning | Level 15 bin chute room illegal rubbish dump. Identify offender. | 10/9/24 - Unable to identify offender. Recorded photo of incident to monitor for repeat offending on this level over time. |
326 | Cleaning | Level 12 Rubbish dumped in Bin Chute Room. Identify offender and send cleaning charge. | 10/9/24 - Unable to identify offender. Recorded photo of incident to monitor for repeat offending on this level over time. |
327 | Cleaning | Level 10 bin chute room. Identify offender. | 10/9/24 - Unable to identify offender. Recorded photo of incident to monitor for repeat offending on this level over time. |
356 | Cleaning | Level 15 bin chute room illegal rubbish dump. Identify offender. | 10/9/24 - Unable to identify offender. Recorded photo of incident to monitor for repeat offending on this level over time. Also sent email from Mybos to all residents on Level 15 for their assistance to notify me as soon as rubbish is dump to help me track and identify offenders in future. |
392 | Locksmith | 3106 - Mortice Latch failure to front apartment door. Locksmith attendance required urgently. | 13/9/24 - Able attended promptly, able to gain access and replace mortice latch. Job Done. |
299 | HVAC | Investigate issue with Ground to B3 Basement Extraction and Ventilation fans - not operating when calibration attempted by Aegis when testing CO2 Levels. Premier HVAC Reported via email and needs to attend to assist Aegis to resolve. | 17/9/24 - Premier HVAC attended with AEGIS. VSD for B1 to B3 exhaust fan found faulty. Separate job logged for this issue. Job Closed. |
391 | Administration | Dion from 1908 reports stolen package from the mail shelves. Has paid for CCTV investigation to identify the offender/s if possible. Parcel photos have been provided. | 17/9/24 - 2 separate viewings of CCTV Footage from different angles. Was finally able to identify the culprits. Collated footage and incident details. Provided details for Dion so that he can report to police. Footage saved in incident folder ready to forward to police. Job Closed. |
323 | Cleaning | Large 660L RED Rubbish bin broken in Loading Dock area. Brisbane City Council to replace | 19/9/24 (Approx.) - Bin Replaced. |
393 | Plumbing | 1408 & 1002 - 2 x PRV for hot water in Riser Cabinet is leaking / needs replacement. | 20/9/24 - 2 Valves replaced by Mastertrade - Job Completed. |
401 | Cleaning | 2508 rubbish dumped outside the apartment door | 20/9/24 - Sent email to Spire Property Management to address this concern with their tenant to avoid future breaches. Job Closed. |
400 | Locksmith | Airtrip PM reports keys and fobs lost for 2007 & 2404. New locks and keys to be provided. 3 new keys requested for each lock. Property manager will be paying the bills. | 20/09/24 - New Locks installed by Able to both doors. New keys collected and sign for by James @ Airtrip. 23/09/24 - Invoice received from Able and forwarded to James for payment. Job Closed. |
95 | Plumbing | Supply and install 2 x Stormwater pumps | 24/09/24 - Two New Davey Stainless Stormwater pumps installed along with re-routing and upgrade of pipework. Job completed and great job by Planet Plumbing. |
181 | Plumbing | Sewer Sump - New Sewer Float Valve and Replacement Chain repair in confined space required. | 24/09/24 - New Sewer float valve installed and new Stainless chain installed. Job completed and great job by Planet Plumbing. |
394 | Pool & Related | 1 of the new awnings over Pool Heater No. 1 has come lose from the wall. Only installed about 6 months or less ago - warranty? Arrange repair under warranty if possible or otherwise. | 27/09/24 - Repaired under warranty by Ultimate Refridgeration. |
404 | Handyman | Hallway Carpet lifting outside 1108 | 27/9/24 - 3 Carpet pieces on Level 11 glued and frayed carpet trimmed. Job Done. |
399 | HVAC | Neighbour on Clark Lane, Indie School complained of Exhaust pipe fume emissions timing. Asking if timing can be modified. | 30/09/24 - Met with Kim Cohen, Head of School, Indie School. Discussed concerns and she mentioned a few times through the day that she'd like to avoid running of the pumps. Later spoke with Premier Fire about the testing and they can't do before 8.30am, but will avoid doing after 3.00pm as best they can. |
423 | Lifts | Lift 1 has stopped on Level 17. Repeat problem - doors close only half way. Lift doesn't respond to Ground floor. | 30/9/24 - Marc from Schindler attended and fixed. Cleaned roller tracks again. |
455 | Doors - Common Areas | Lift 1 Lift lobby first door to bin area - Door handle loose. | 2/10/24 - Removed screws, locktite, tightened. Job Done. |
456 | Gym | Treadmill (2nd one - RHS) is not working. No display on screen. | 2/10/24 - Inspected, checked power cables. Power cables are damaged and will need Electrician (job 2 will be logged). Reconnected power and rebooted treatmill. Waited for loading and tested. Working fine. Job Done. |
398 | HVAC | During maintenance by Premier HVAC on Monday 16/09/24, Corey identified no Basement fan operation. Testing showed that the massive Basement fan is reporting normally. Large VSD Driver for the fan is dead and needs replacement.
Quote received on Tuesday 17/09/24 and forwarded to SSKB for Committee voting. | 04/10/24 - Corey from Premier HVAC attended and installed new large VSD as quoted. All now up and running and Basement fan power and control now back to normal. |
458 | Gardening | Level 40 Garden. Sprinkler Maintenance | 4/10/24 - Re-attached popped heads. Added 2 more for better plant watering. Cleaned all dirty heads. Ran water both sides of garden for 1 hour. Job Done |
395 | Cleaning | Rubbish bin broken Serial No. 107884 - Large splits in bin | 07/10/24 - Repaired / Replaced by BCC. |
422 | Cleaning | General Waste 660L Red Rubbish bin broken - Serial No. 107477 - | 07/10/24 - Repaired / Replaced by BCC. |
160 | Administration | Sell tow / tug vehicle under direction of the committee. | 11/10/24 - Key was found earlier and test drove tug. Working great from a small drive in the load dock area. Facebook Marketplace ad received a few low ball enquiries. One purchaser offered an amount that was accepted by the committee. After funds were confirmed by SSKB, the Tug collected along with charger on 11/10/24. Job Closed. |
521 | Plumbing | Apartment 1007 PRV leaking - running quite badly need replacement ASAP as leaking through to 5 to 2 carpark levels. | 11/10/24 - Valve replaced with new PRV by Mastertrade plumbing. Job Closed. |
396 | Electrical | Failed Downlight list sent to electrician for supply and replacement downlights and starters. | 14/10/24 - Tony from BCE ordered in the correct lights after receiving work order. Attended today and installed all. Job Done. |
457 | Electrical | Identified damaged electrical wiring to gym equipment has been damaged. Electrician required to cut off plugs and damaged wire and attach new plugs / re-certify. | 24/10/24 - Tony from BCE attended and replaced plugs after removal of damaged wiring. Job Done. |
588 | Electrical | Replace two RCBOs that failed electrical testing on 25/10/24 | 30/10/24 - Replacement RCBOs installed. Job complete. |
328 | HVAC | Building Aircon is receiving many resident complaints. This morning it appeared more normal I was hoping to leave it for Wednesday's scheduled maintenance. Now this afternoon it is clear at least 2 out of 3 chillers are non-functional / having issues. | 31/10/24 - Premier HVAC attended and installed new wiring loom and new fan into chillers, Ran through other problems due to these problems awaiting repair and confirmed all working normally and reporting normally on the BMS. All chiller stages are back online and operating normally!!! Woohoo, just in time for a hot summer. |
554 | Plumbing | Many apartment PRV is leaking - replace with same PRV type as used on previous jobs. | 31/10/24 - Justin from Mastertrade attended. Most valves replaced OK. However, outstanding issues which Tony will get back to me on. 2308 is leaking from master stop valve (requires building water draining to replace). 2309 tested OK no replacement, 2208 tested OK no replacement. 2209 replaced as faulty. Await further update from Tony. Will need to get quotes and discuss the outstanding fault for 2308 with the committee at upcoming committee meeting. 11/11/24 - New Job No. 654 added to manage the 2308 isolation valve job. This job now closed. |
587 | Electrical | Level 9 Light sensor in front of lift doors failed | 31/10/24 - Tony from BCE installed new sensor. Job Closed. |
590 | Handyman | Loud squeel or alarm noise from Water Meter cupboard on Level 6. Now identified as 607 hot water line in water service cupboard. | 31/10/24 - Justin from Mastertrade attended and replaced PRV. Tested and all good now. Job Closed. |
594 | Cleaning | 3610 resident spat in Lift 1 on two occasions. | 31/10/24 - Cleaning invoice issued to the Property Manager. Also sent details to SSKB should they wish to take further action. PM has confirmed that a breach notice was issued. Job Closed. |
140 | Intercom | Clark Lane Door Station dressing plate bent and broken. Get quote for replacement. | 1/11/24 - Status Update. Second round quoting on intercom system sent and is with committee for discussion / decision. As a new door station will be installed as part of the new intercom system I will close this job. |
186 | Cleaning | 20/07/24 - Rubbish dumping in Level 29 Bin chute room - Cleanup and charge resident for cleanup fee. | 7/8/24 - Had email finally from the Property Manager (I believe although no names or phone numbers on the emails received). They advised they couldn't open the attachment. I re-sent the original email to the 2 email addresses on the reply email. Await further contact / update. |
187 | Cleaning | 21/07/24 - Rubbish dumping in Level 24 Bin chute room - Cleanup and charge resident for cleanup fee. | 01/11/24 - Job Closed - no further action will be taken. No time currently to pursue any outstanding invoices. |
194 | Cleaning | Level 39 - Illegally dumped Rubbish in Bin Chute Room. Identify offender. | 01/11/24 - Job Closed - no further action will be taken. No time currently to pursue any outstanding invoices. |
226 | Cleaning | Reported 30/07/24 - Level 15 - Illegal dumping of rubbish in bin chute room. Identify offender. Cleaner advised - "We already clean for 3 weeks" | 31/07/24 - 1505 was the offender (invoiced to wrong name yesterday - but sent to the correct offender - Adrian in 1505. Invoice updated and sent to him again. |
236 | Cleaning | Level 20 bin chute room. Reported 9/8/24 and cleaned up by Cleaning team. Identify offender. (Now identified as 2007) | 01/11/24 - Job Closed - no further action will be taken. No time currently to pursue any outstanding invoices. |
294 | Cleaning | Illegal Rubbish Dumping - Level 9 Bin Chute Room - Labels on mail potentially identifies 902 - Confirm with CCTV and issue cleaning and investigation fee. | 01/11/24 - Job Closed - no further action will be taken. No time currently to pursue any outstanding invoices. |
295 | Cleaning | Illegal Rubbish Dump - Level 1 in front of bike area. Investigate and issue CCTV investigation and rubbish disposal fee. | 01/11/24 - Job Closed - no further action will be taken. No time currently to pursue any outstanding invoices. |
296 | Electrical | Light broken? Level 16 bin chute room. Investigate and have repaired if necessary | 1/11/24 - This light was replaced along with many others by Brisbane City Electrical in October 2024. |
593 | Bin Chute | Level 16 Bin Chute Door is locked closed. | 31/10/24 - Richard attended and removed the broken latch from the door. Needs to return with a screw pin to complete the repair. Door is functional. 1/11/24 - Richard from Miracle returned and completed the repair. Residents of Level 16 advised. |
402 | Cleaning | Level 20 - Rubbish Dump in Bin Chute Room. investigate CCTV to identify offender, clean rubbish, issue Invoice | 05/11/24 - Job Closed - no further action will be taken. No time currently to pursue any outstanding invoices. |
403 | Cleaning | Level 9 bin Chute Room Rubbish Dumped. Identify offender and send CCTV and cleaning fee. Evidence on parcels shows mailing label for unit 910. | 01/11/24 - Job Closed - no further action will be taken. No time currently to pursue any outstanding invoices. |
620 | HVAC | 608 Reports Water leak above ceiling. Likely Aircon related. | 5/11/24 - Tenant reports PM resolved directly yesterday. Job Closed. |
133 | Handyman | Stainless Checkerplate on Wall near ground floor to carpark | 08/11/24 - Adrian attended and installed as quoted. Great result. Final cleanup of holding tape removed on 11/11/24. Job Done. |
13 | Handyman | Level 40 - Wooden bench seats - Install catch net for keys | 18/10/24 - After inspection earlier, Quote received from Sprout Solutions for $1970 to install STAINLESS STEEL MESH KEY GUARD. Far too expensive for the little need. I've recovered 1 phone in my 10 months being in the building and if it remains at that level I'm happy to remove the timber slat each time to retrieve. Alternative would be for the BM to install flyscreen drilled around the back of the slats (easy job). Such a small problem no further action required and job closed. |
139 | Handyman | Queen Street Footpath feature grip tiles / pavers by Queen Street Driveway entry are damaged and need replacing. | 14/11/24 - Contractor returned today to finalise the repair work for this job. Work completed and job closed. |
397 | Handyman | Wire Mesh to Level 1 bike area - Vandalism / Intruder / theft? CCTV Investigation required. | 14/11/24 - Contractor is continuing work today proceeding with the mesh upgrade to help fortify the area. Work has now been completed. Excellent result. |
111 | Cleaning | Offer Containers for Change / Express Recycling Refund program to the Body Corporate. | 18/11/24 - New bins (x10) received today and organised. Broadcast message sent to all residents regarding use of. Weekly collection every Monday morning at approx. 10am. Job closed. |
229 | Fire | Premier Fire Pty Ltd Quotation 376707 - New Adjustable differential pressure switch and related works for Fire Sprinkler System | 18/11/24 - Finally received reply from Premier Fire advising that this work was completed on 13/11/24 as per quotation. Job Closed. |
170 | Administration | BM Internal Job - Prepare EOM Management Reports for Andrew along with Maintenance Schedule | 5/8/24 - Job progressing. Met with Andrew and Anthony a couple of weeks ago to review all requirements etc. Evie (BM Admin assistant) is now helping by doing the data entry for all of the routine BM contracted tasks on the Maintenance Worksheet. I am currently awaiting Evie's update to have a look over it after that. |
389 | Electrical | RCD Testing, Switchboard Thermal Scanning and Test and Tag required. Have annual inspection conducted and report created for the Body Corporate. | 20/11/24 - All work and reporting has been completed and SSKB have been provided all reports. Job closed. |
ALL Current & Incomplete Jobs
| Job No. | Category | Short Job Description | Current Brief Status | Current Responsibility |
|---|---|---|---|---|
65 | Tiling | Level 40 Pool tiling | 21/11/24 - Work to be scheduled after School holidays in April with a Target of early May 2025 – as per 21/11/24 committee meeting. Bring-up appointment added to Calendar for 4/3/25 to revisit quotes and arrange from there. | Building Manager |
12 | Intercom | Spire Many Multiple Apartments - Intercom Fault - Various Issues reported | 5/12/24 - Steve and Paul from Choose Security attended. Reduced noise at clark lane intercom due to crossed wires. Still background noise overall. They have isolated down to door station hub which they believe is faulty and will need replacing to see if this fixes the problem and to allow further testing. They will source the price for this and let me know. Time today 11.10am to 12.45pm (1.5 hours x 2 techs). Once we have the new part testing will continue. | Committee Decision |
141 | Handyman | Discuss Spire Media / Cinema Room upgrade project. At least one quote & proposal has already been obtained. To be discussed for scope and budget at the next committee meeting on 22 August 2024. | 04/12/24 - Met with Rene at at Spire Media room. Rene has an idea of what he'd like to see. He's going to sketch a layout and budget plan and will feed this back to me and the sub-committee for further discussion. | Committee Decision |
148 | Handyman | Surface Rust removal and clean of cases of 3 x heat pumps | 4/12/24 - Attended with Iain from Origin. They are going to schedule this maintenance and will advise once scheduled. Await contractor. | Building Manager |
161 | Gardening | Spire 608 - Soil in Courtyard is low and needs topping up. (Common area of building) | 28/11/24 - Sent email to SSKB for committee vote as budget agreed at the last committee meeting will not be satisfactory. Provided 2 options (quoted vs hourly rate with a limit) for decision. Await committee discussion and vote. | Building Manager |
176 | Administration | Internal Admin
1) Create an Induction Pack for new Owners
2) Work with PM team to update Moving In / Out procedures to ensure updating MyBos Database. | 9/7/24 - Emailed Molly (reception) to start working on this as a little project for her and see how she goes. | Building Manager |
183 | Abseiling | Metal Dressing Shroud around external building pillars is rattling in high winds. Not a new issue. Making note so that I can discuss this problem and recommendation to resolve going forward if the committee wish to proceed. Apartments 3602 and 3202 both making recent complaints regarding. | 22/08/24 - Committee wish to continue monitoring this and gain more audible evidence for sharing with the committee so that they can understand the problem better. 1/11/24 - New directional microphone has been purchased as is with the BM. Discussed with the PM team for next time we have a complaint I can go and record the sound and get some audio to share with the committee. A register will also be kept of those reporting concern. | Building Manager |
230 | Signwriting | Need new mini sign for Phone number and Reception access at Intercom Door Stations. Arrange quotes, order, installation. | 28/11/24 - 3 x Signs have been ordered and ETA is 1st week in December 2024. | Building Manager |
291 | Lifts | Lifts require upgrade from 3G to 4G Modem / Comms equipment due to shutdown of 3G network on 01/09/2024. Due to plan selected by the Body Corporate the upgrade comes at additional expense instead of included as it was on the longer plan options. Urgent as shutdown is planned in 10 days. Quote received today (21/08/2024) from Schindler and forwarded to SSKB for committee. | 02/12/24 - Checked in with Mark from Otis regarding an ETA. They are currently just swamped due to big flooding storm over the weekend. Awaiting work scheduling. | Building Manager |
390 | Administration | Replace Glassware in Level 40 Kitchen - nice champagne, highball, white and red wine glasses. Requested by Andrew Barter in person 12/09/24. | 5/11/24 - Assigned job to Evie with 2 week deadline. | Building Manager |
589 | Plumbing | Change Tap washer in tap on Level B3. was dripping badly. Gary overtightened to stop the dripping until it can be serviced. | 28/10/24 - Work order sent to Mastertrade plumbing from Mybos. Awaiting job scheduling by contractor. | Building Manager |
592 | Handyman | Damage to Queen Street Carpark Entry has occurred. Identify offender and report to the Body Corporate and Obtain quote for repair. | 7/11/24 - Quote received from Rochele Painters - $4,083.55 8/11/24 - Sent incident report and details to SSKB. Peter is taking this one to the committee for approval to chase up the repair amount with the offender. | Body Corporate Manager |
595 | Fire | Level 40 Fire Stairs Door closest to pool area will not lock. Wait for current fire door inspection report (inspecting happening today 1/11/24 and I showed PF inspector Daniel. Once door is adjusted for compliance (likely due to margins) then get lock repaired. | 1/11/24 - Awaiting testing report for fire door inspection. | Building Manager |
687 | Electrical | Lights for the Pool Area (in pool and all surrounds) are not working. | 10/12/24 - Pool area lights are now working (confirmed). All pool internal lights are off due to power switched off pending identification of the model and ordering new lights to be installed (8x required). Likely will just order 11 so we have some spares. Emailed Poolwerx today for a quote to get in pool and remove existing lights so that they can be identified. | Building Manager |
621 | Gates & Roller Doors | Arrange for Service of Spire 3 x building sliding gates | 18/11/24 - I have scheduled Remote-A-Gate in for service on 11/12/24 (their first available date). Invoice received and forwarded to SSKB for 50% payment which is required in advance. | Building Manager |
689 | Pool & Related | Pool Electrolysis on RHS Chlorinator is non-functional. Poolwerx have acid cleaned the cells without any change. | 3/12/24 - Installed new chlorinator. Tested with Electrician. Voltage levels remain excessive at between 12 and 16 Volts (all other chlorinator cells are between 2 and 3 volts). Did swap around testing no change. Suspect Chlorinator itself is faulty and will discuss with Pool contractor at next visit. | Building Manager |
686 | Handyman | Commercial Lot 1 toilet needs some repairs. Tiling, new soap dispenser and maybe other. Inspect with contractors and obtain quotes. | 28/11/24 - Adrian and I ran out of time at his last visit. I'm going to delay this job now until I know that the toilet is being used and there is a need for the repairs. I'll order the soap dispenser and try and install that myself first. | Building Manager |
688 | Gates & Roller Doors | Black Audi driver accidentally rolled his car into sliding gate to Carpark Level 2 (forgot to engage hand brake). Gate off rail. | 18/11/24 - Work order confirmed with Remote-A-Gate for 11/12/24, first available date they can attend. Received invoice for the 3 gate service which will include this gate. Sent invoice and requested 50% payment by SSKB as required by Remote-A-Gate. Awaiting contractor. | Building Manager |
690 | Cleaning | Cleaning of Plant rooms, Fire Stairwells and hallways and sundry locations. Irregular intermittent maintenance is required. Obtain quotes and then discuss with the committee. | 25/11/24 - Met with Sten from Sten & Andy. Did building walk through showing areas to be quoted. Awaiting his quote. | Building Manager |
692 | Bin Chute | BM identified a small amount of rubbish escaping the bin chute. Discussed with contractor who confirmed that he was aware of the hole and had photos which he shared. | 03/12/24 - Ross from Drafting central attended and inspected the issues with me. He is going to consider a best proposal and quote to submit. He said ETA end of the week to provide the quote. | Committee Decision |
693 | Fire | Premier Fire have emailed new Fire Services Contract proposal. Review and liaise with the committee regarding. | 09/01/25 - Quote request sent to Corporate Fire Services Qld. Await quote for comparison. | Building Manager |
695 | Administration | Resident reported 4 x oversized commercial bikes parked in the bike storage which restrict access to other bikes. | 21/11/24 - At committee meeting they want me to approach the offender to discuss first. 05/12/24 - Awaiting access to CCTV computer - blocked due to other staff using this desk for last week. | Committee Decision |
696 | Fire | Fire Penetrations Register administration. Unable to locate the register. Also need to ensure it is being done and scheduled according to required legal compliance. | 27/11/24 - After follow-ups Premier Fire acknowledged my email and advised Brain will be getting back to me is this is his management area. Await further update. | Building Manager |
697 | HVAC | Level 40 Kitchen Aircon Control Panel is damaged. | 28/11/24 - Assessed damage and how best to repair. Took photos. tricky as there is minimal contact point. I think I'll use a white bridge piece to glue to hold the bottom in. I will need to purchase something from Bunnings to suit. | Committee Decision |
719 | Handyman | Graffiti on Clark lane. Take photos for Council / Police. Discuss cleaning options with Council (Graffiti team) vs getting it cleaned off ourselves. | 20/11/24 - Job Logged as a reminder to get to this. | Building Manager |
788 | Cleaning | Proposal put to the committee to consider a second "Windows Only" cleaning for the building. Contractor reports too much build-up of contaminants with only 1 clean per year. | 27/11/24 - Access Pro advised work order received and work will be scheduled for 2025 and will advised once scheduled. | Building Manager |
752 | HVAC | 6 x Fire Dampers need replacement due to failure. Apartment levels. As part of routine scheduled maintenance by Premier HVAC. | 9/1/25 - Work order sent to Premier HVAC. Await parts order and scheduling. | Building Manager |
789 | Access Control | Door from Ground foyer to Ground carpark isn't locking. Access control override not working. Access control programming appears OK - likely faulty locking mechanism or wiring. | 10/12/24 - Emailed Paul and Jack at Able to determine who is best to repair this fault. | Building Manager |
790 | Lifts | Lift Level 3 landing, down button doesn't work for lifts | 28/11/24 - Called the job through to Schindler for maintenance | Building Manager |
791 | Cleaning | 3004 - Oil Stain in Car space | 28/11/24 - Emailed Property manager to have them resolve this with their tenant and report back. | Building Manager |
792 | Bin Chute | Quote No. 1408 from Miracle Service to replace failed gas struts in the following Bin Chute doors Level 10, 11, 12, 14, 15, 17, 20, 30 | 28/11/24 - Mybos work order sent to Miracle Service. Awaiting scheduling. | Building Manager |
793 | Bin Chute | Quote No. 1409 - Bin Chute Door Hinge jam Level 34 & Door handles & latch replacements Level 6 & 9 | 28/11/24 - Mybos work order No. 968 emailed to Miracle Service - Awaiting scheduling. | Building Manager |
794 | Administration | 2008 Broken Bollard in B1 Carpark space | 29/11/24 - Emailed Property manager for an update on when this will be repaired as it has been broken for some time. | Building Manager |
795 | Fire | Apartment Fire Door Defects as a result of annual inspection on 25 & 26 November 2024. Assess apartments without access for re-visit AND assess repairs once quote is received from Premier Fire. | 29/11/24 - Job Logged. Noted some apartments couldn't be accessed which will be my first action on this job. | Building Manager |
819 | HVAC | Noori (tenant) reports water leak from light fitting in bathroom. Also air-conditioning is not cooling as expected. | 9/12/24 - Attended to apartment with Property Manager. Noori showed us the leak location. BM investigated and suspected chilled water pipe leaking. I will engage Premier HVAC to investigate further. 9/12/24 - Work order sent to Premier HVAC. Also another work order has gone to P HVAC due to building chiller faults which affects air-con building wide. | Building Manager |
820 | HVAC | Chiller Temp Chilling only to 16 deg. C & other faults on BMS
Many complaints of lack of aircon over the weekend. Currently BMS showing faults and chilled water only chilling to 16 deg. C. | 9/12/24 - Sent work order to Premier HVAC with all details known. Await contractor scheduling and attendance. | Building Manager |
822 | Cleaning | Large Nitrous Oxide Gas cannisters being illegally disposed of in the building (bin-chute and level 1 bin area). Identify all offenders and stop this activity. | 10/12/24 - Ongoing issue. 1 apartment identified (2108) dumping in Level 1 (ongoing issue). Another apartment offender now dumping down bin chute. Broadcast message sent to all residents and property managers for assistance. Investigation ongoing. | Building Manager |
823 | HVAC | Owner Rod reports water coming up from floorboards. | 11/12/24 - Attended apartment to investigate. Unable to identify source other than potential from 3708. Attended 3708 and discovered vent in main area was completely taped blocked off. Removed blockage. Suspect cold air has been blowing with moisture into the roof void and saturating the slab forcing water up through the slab to 3808. Took photos and advised Property manager of 3708 and discussed with 3808. Also turned off air-con and recommended it be kept off when no occupant. Rod will monitor overnight and report if water receeds. | Building Manager |
853 | Lifts | Level 16 and 37 - Lift call Up buttons are both coming lose from holding socket. | 17/12/24 - Called fault through to Schindler - awaiting contractor booking / attendance. | Building Manager |
854 | Handyman | Graffiti on Ann Street and Clark Lane to the building. Report to Police and request council assistance to remove. Otherwise have contractor remove. | 18/12/24 - Logged on Police Link. Reference No. 10892263. | Building Manager |
855 | Abseiling | Water ingress to Level 1 Spire residents lounge at window. | 18/12/24 - Inspected area affected. Appears to be coming from roof outside due to excess wet weather. Area to be inspected is working at heights. I will liaise with gardening contractor who has working at heights certification and we might be able to get him there to inspect. Otherwise will need Access Pro - can have them investigate when they do the building glass clean which has already been requested (awaiting scheduling in early 2025). | Building Manager |
983 | Lifts | Level 19 Down lift call button is out of socket. Neither up or down lift call buttons work. | 21/01/25 - Follow-up by Level 19 resident (no details of who from reception). Follow-up email sent to Connor and Darron Collins (service manager). Await ETA update. | Building Manager |
884 | Fire | Diesel Hydrant pump has fault in wet end. Unresolved and ongoing problem. Premier FIre have quoted to take pump offsite for breakdown at diesel pump mechanic workshop and quote for repair. Obtain additional quotes as this is a big and expensive undertaking. | 09/01/25 - Premier Fire Quote No. 384231 sent to Committee (via Peter / Amara) with recommendation to obtain additional quote due to the cost quoted to take offsite and provide full repair quote. PF Quote No. 384231 is for $9894.00 ex. GST. 10/01/25 - Quote request sent to Corporate Fire Services Qld for comparison and advice. | Building Manager |
885 | Fire | 100mm high pressure lever operated valves used on discharge of all 3 hydrant pumps are non-compliant and need to be replaced | 09/01/25 - Emailed committee (via Peter & Amara at SSKB) and recommended that due to the quote value that I get another quote for comparison. Premier Fire Quote No. 384227 is for $7164.00 ex. GST for this job. 10/01/25 - Emailed quote request to Corporate Fire Services Qld. Awaiting Quote. | Building Manager |
886 | Fire | Several Premier Fire Quotes received for general maintenance items. Quote Numbers 382770, 383543, 384228, 384229 and 384230 all refer. | 09/01/25 - Emailed details to committee (via Peter & Amara at SSKB) with recommendation to proceed with these general items. Awaiting instruction. | Committee Decision |
887 | CCTV | Committee have requested a quote for CCTV to cover all carparking levels for consideration. | 09/01/2025 - Camera Installations Australia attended and did walk around survey of all carpark levels with BM. Quote creation now pending. | Building Manager |
888 | Gates & Roller Doors | Loading Dock Sliding Gate not operational | 13/01/25 - BM tried all using rectification actions but still unable to get working. Discussed with main contractor and Work order sent. Contractor earliest attendance is 28 January 2025 (but will be on wait list if they can attend earlier they will). Also, spare fuses ordered. | Building Manager |
917 | Gates & Roller Doors | 5 Rollerdoors & Shutters Maintenance Servicing (Total Entrance Solutions Quote No. SAQ54573) | 15/01/25 - Quote obtained from Total Entrance Solutions. Current ETA is 4 to 6 weeks. Work order emailed and awaiting contractor scheduling. | Building Manager |
950 | HVAC | Building Aircon Not Cool - Chiller Temps high and one sensor on Chiller 2 is false reporting temp. | 16/01/2025 - Sent Urgent Work Order to Premier HVAC. Awaiting attendance. | Building Manager |
951 | Locksmith | Screws broke for Loading Dock Security Pedestrian door. Propped open. | 16/01/25 - Tahi from Able attended and replaced screws. BM finished by installing one additional screw to help lock in place due to high door usage. | Building Manager |
952 | HVAC | Water Leaking from Ensuite bathroom ceiling and down wall. | 16/01/25 - Attended to investigate. Identified condensation drip tray full and overflowing. BM drained existing water. Drain blocked downlight and will need air jetting. 17/01/25 - Work order sent to Premier HVAC to unblock drain. Then likely need ceiling plaster and paint repairs. | Building Manager |