Spire Building Management
Spire Building Management Report for the Body Corporate - Period 7 February 2024 to 22 August 2024
Prepared by Gary Pettingill / Spire Building Manager
Last Committee Report date 07 February 2024
Building Manager Items for Discussion
| Job No. | Category | Short Description |
|---|---|---|
12 | Intercom | Spire Many Multiple Apartments - Intercom Fault - Various Issues reported |
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. |
Jobs with Committee for Discussion and Decision
| Job No. | Date Logged | Category | Job Source | Short Job Description | Current Brief Status |
|---|---|---|---|---|---|
592 | 2024-10-29 | Handyman | Caretaker Identified | 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 | 2024-11-14 | Bin Chute | Caretaker Identified | 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 | 2024-11-15 | Administration | Resident or Owner Reported | 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 | 2024-11-15 | HVAC | Contractor Maintenance Identified | 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 | 2025-01-09 | Fire | Contractor Maintenance Identified | 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. |
Reportable New Jobs logged during report period (that remain open)
| Job No. | Date Logged | Category | Job Source | Short Job Description | Current Brief Status |
|---|---|---|---|---|---|
592 | 2024-10-29 | Handyman | Caretaker Identified | 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. |
687 | 2024-11-05 | Electrical | Resident or Owner Reported | 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. |
621 | 2024-11-06 | Gates & Roller Doors | Repeat Maintenance | 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. |
689 | 2024-11-08 | Pool & Related | Contractor Maintenance Identified | 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. |
688 | 2024-11-13 | Gates & Roller Doors | Caretaker Identified | 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. |
692 | 2024-11-14 | Bin Chute | Caretaker Identified | 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. |
693 | 2024-11-14 | Fire | Contractor Maintenance Identified | 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. |
695 | 2024-11-15 | Administration | Resident or Owner Reported | 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. |
696 | 2024-11-15 | Fire | Caretaker Identified | 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. |
697 | 2024-11-15 | HVAC | Contractor Maintenance Identified | 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. |
788 | 2024-11-21 | Cleaning | Contractor Maintenance Identified | 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. |
Reportable Jobs Closed During Reporting Period
| Job No. | Date Logged | Category | Job Source | Short Job Description | Current Brief Status |
|---|---|---|---|---|---|
95 | 2023-11-20 | Plumbing | Contractor Maintenance Identified | 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. |
139 | 2024-02-24 | Handyman | Caretaker Identified | 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. |
111 | 2024-03-12 | Cleaning | Caretaker Identified | 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. |
106 | 2024-04-18 | Cleaning | Repeat Maintenance | 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. |
133 | 2024-05-10 | Handyman | Body Corporate Request | 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. |
181 | 2024-06-14 | Plumbing | Contractor Maintenance Identified | 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. |
160 | 2024-06-21 | Administration | Body Corporate Request | 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. |
177 | 2024-07-09 | CCTV | Caretaker Identified | 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 | 2024-07-24 | Handyman | Caretaker Identified | 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. |
229 | 2024-08-02 | Fire | Contractor Maintenance Identified | 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. |
298 | 2024-08-23 | Plumbing | Caretaker Identified | 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. |
299 | 2024-08-26 | HVAC | Contractor Maintenance Identified | 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. |
328 | 2024-09-02 | HVAC | Resident or Owner Reported | 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. |
389 | 2024-09-10 | Electrical | Caretaker Identified | 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. |
392 | 2024-09-12 | Locksmith | Resident or Owner Reported | 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. |
398 | 2024-09-16 | HVAC | Contractor Maintenance Identified | 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. |
397 | 2024-09-17 | Handyman | Caretaker Identified | 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. |
399 | 2024-09-17 | HVAC | Caretaker Identified | 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. |
554 | 2024-10-23 | Plumbing | Caretaker Identified | 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. |
588 | 2024-10-28 | Electrical | Contractor Maintenance Identified | Replace two RCBOs that failed electrical testing on 25/10/24 | 30/10/24 - Replacement RCBOs installed. Job complete. |
594 | 2024-10-31 | Cleaning | Caretaker Identified | 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. |
Reportable Current & Incomplete Jobs
| Job No. | Date Logged | Category | Short Job Description | Current Brief Status | Job Source |
|---|---|---|---|---|---|
65 | 2023-06-26 | 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. | Caretaker Identified |
161 | 2024-06-13 | 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. | Resident or Owner Reported |
183 | 2024-07-19 | 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. | Resident or Owner Reported |
291 | 2024-08-20 | 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. | Contractor Maintenance Identified |