Spire Building Management
Spire Building Management Report for the Body Corporate - Period 21 November 2024 to 05 March 2025
Prepared by Gary Pettingill / Spire Building Manager
Last Report date 21 November 2024
Jobs with Committee for Discussion and Decision
| Job No. | Date Logged | Job Source | Category | Short Job Description | Current Brief Status |
|---|---|---|---|---|---|
291 | 2024-08-20 | Contractor Maintenance Identified | 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. | 25/03/25 - Emailed Mark at Otis providing an update on status. Requested senior or experienced technician to attend for final 1 hour as quoted to finish off and fine tune wiring and programming for lifts 1 to 3 to bring all communications back into service. Await reply from Mark at Otis. |
692 | 2024-11-14 | Caretaker Identified | 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. | 19/02/24 - Spoke with Ross, Elephants foot can supply the piece of the chute for $15,000 but it will fail in the same period of time due to construction material. Ross from Drafting solutions said he will email a proposal across be close of business 20/02/25. |
696 | 2024-11-15 | Caretaker Identified | 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. | 13/02/25 - 2 Quotes for Fire Penetrations inspection & register sent across to SSKB for committee discussion and decision. Last register from Premier Fire is on file. Recommendation provided as per email. Await committee discussion and decision. |
884 | 2025-01-09 | Caretaker Identified | 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. 04/02/25 - Quote to inspect and test received and approved. Discussed the issue on Friday last week with Nigel from CFSQ who is their sprinkler / diesel mechanic tech. He quoted indicative prices much cheaper than Premier Fire for diesel pump repair so definitely worth their further investigation. Work order sent from MYBos. Nigel from CFSQ may be able to attend tomorrow, awaiting confirmation. 05/02/25 - Nigel & Taylor from CFSQ attended and investigated the issue. Identified a very blocked coolant loop hose. Temporary fix undertaken, with permanent hose to be supplied and installed later. Camera inspection shows wet end appears normal without fault. After new hose repair then further testing of pressure can be undertaken. Await contact for new hose by contractor. |
885 | 2025-01-09 | Contractor Maintenance Identified | Fire | 100mm high pressure lever operated valves used on discharge of all 3 hydrant pumps are non-compliant and need to be replaced | 06/03/25 - Email for committee vote sent to SSKB. 2 quotes from PF and CFSQ sent. Await committee decision. |
887 | 2025-01-09 | Body Corporate Request | CCTV | Committee have requested a quote for CCTV to cover all carparking levels for consideration. | 25/03/25 - Work order sent to contractor, awaiting work scheduling by contractor. |
1152 | 2025-02-04 | Caretaker Identified | Administration | Illegal parking / tow away warning signage for all Spire carparks to allow residents to have illegal parking offender cars towed. | 24/03/25 - Decision at budget committee meeting to investigate if any changes need to be made to the by-laws (or other) to allow for this. Peter at SSKB to seek quote for legal advice to the committee. Ongoing. |
Reportable NEW Jobs (logged during the report period and that remain incomplete)
| Job No. | Date Logged | Job Source | Category | Short Job Description | Current Brief Status |
|---|---|---|---|---|---|
788 | 2024-11-21 | Contractor Maintenance Identified | 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. | 18/03/25 - Access Pro Work scheduled and commenced today. Will now continue working weather dependent until complete. |
752 | 2024-11-22 | Contractor Maintenance Identified | HVAC | 6 x Fire Dampers need replacement due to failure. Apartment levels. As part of routine scheduled maintenance by Premier HVAC. | 25/03/25- I think this was completed on or around 28/02/25. Seeking confirmation from P HVAC - email sent today to Caroline. |
795 | 2024-11-28 | Contractor Maintenance Identified | 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. |
886 | 2025-01-09 | Contractor Maintenance Identified | Fire | Several Premier Fire Quotes received for general maintenance items. Quote Numbers 382770, 383543, 384228, 384229 and 384230 all refer. | 12/02/25 - Quote No. 384230 (Inv. 487747) for new booster plug received and sent to SSKB for payment. Awaiting invoicing and completion of additional works |
1214 | 2025-02-10 | Caretaker Identified | Gates & Roller Doors | Level 2/3 Sliding Gate damaged from car. Off rails, bent and non-functional. | 25/02/25 - Quote received for new gate from Remote-A-Door. Forwarded to SSKB Peter & Amara requesting instructions. |
1247 | 2025-02-26 | Contractor Maintenance Identified | Plumbing | Pump Related Repairs identified as a result of last Pump Maintenance inspection & testing by RPGS. 3 Quotes provided as follows:
- 48550.7-1 Hot water circulation manifold leak repair
- 48550.7-2 Sewage system guide rail replacement with stainless steel
- 48550.7-3 Cold water booster non-return and butterfly valve replacement
Get additional quotes for comparison due to the value of repairs. | 24/03/25 - Kyle from BK Plumbing attended to inspect 3 jobs to assist with his quoting. ETA for quotes by Wed/Thursday this week. Bring up 7 days. |
1249 | 2025-02-26 | Contractor Maintenance Identified | Fire | 5 Yearly Dry Fire Inspection and Testing Services are due (overdue). | 31/03/25 - Email from Amara at SSKB confirming go ahead for Premier Fire Quote. Mybos Work order No. 1003-A sent to Premier Fire - now awaiting work scheduling by contractor. |
Reportable PRE-EXISTING Jobs (Jobs Started Prior to Current Period and remain incomplete)
| Job No. | Date Logged | Job Source | Category | Short Job Description | Current Brief Status | Current Responsibility |
|---|---|---|---|---|---|---|
65 | 2023-06-26 | Caretaker Identified | 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 |
Reportable Jobs CLOSED During Reporting Period
| Job No. | Date Logged | Job Source | Category | Short Job Description | Current Brief Status |
|---|---|---|---|---|---|
12 | 2024-02-07 | Caretaker Identified | Intercom | Spire Many Multiple Apartments - Intercom Fault - Various Issues reported | 29/01/25 - Steve and Paul from Choose Security attended after new part arrived. New communications door station hub installed. More testing done. Isolated faulty door station to Ground Floor carpark entry as this is causing noise on the line and is faulty. Mapped and tagged all door station wires, checked address codes on door stations so they could be wired to correct ports so that the video would work. All door station cameras now working and noise on line is gone. New quote for door station and some minor parts will be forwarded for decision on these components in due course. 30/01/25 - Sent update email the BC Committee (via SSKB). Sent broadcast email to all residents and property managers advising of the repaired intercom system. Job Complete and closed. |
143 | 2024-05-14 | Resident or Owner Reported | Doors - Apartment | 3103 - Tenant called in locksmith for emergency access due to latch failure. Door significant damage resulted. Door to be repaired and who pays to be determined. | 22/11/24 - Sent invoices and details to Amara at SSKB so that she can finalise payments etc with the tenant. Job closed. |
161 | 2024-06-13 | Resident or Owner Reported | Gardening | Spire 608 - Soil in Courtyard is low and needs topping up. (Common area of building) | 06/02/24 - Work completed by AGFX Gardeners. Great result however lots of mess which was cleaned up by BM and cleaner including carpet shampooing. Notes and lessons learnt for when rest of level 6 should be undertaken which will be discussed with committee in due course. |
175 | 2024-07-09 | Resident or Owner Reported | Locksmith | 1202 new PM reports concerns with Front door - see email. | 4/12/24 - No reply from Premier Fire after repeated follow-up. I attended and painted the repaired door frame section. 3 coats applied. Job completed. |
182 | 2024-07-17 | Caretaker Identified | Doors - Apartment | 1802 Door & Lock Repair & Make apartment door closeable & lockable. Lock repair and door replacement will be required. Tenant or their carer or the property management authorised the door to be broken by the Fire Brigade in order to get the door open. This has wrecked the door which will now need to be replaced. | 22/11/24 - Premier Fire invoice received. Forwarded invoices (x2) for payment and sent to Amara and Peter at SSKB so they can follow-up with the tenant or property manager for re-imbursement. Job Closed. |
183 | 2024-07-19 | Resident or Owner Reported | 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. | 20/02/25 - Job will be closed for now and re-visited when future complaints are received when investigation and evidence to share with committee can be collected. Job Closed. |
290 | 2024-08-20 | Caretaker Identified | HVAC | Library AC is broken - Aircon is heating not cooling | 19/12/24 - Work completed by Premier HVAC. |
591 | 2024-10-29 | Caretaker Identified | Gym | Kinesis Machine & Bike needs servicing - LHS Cable off & RHS Bike Machine no power - assess / repair / advise. | 22/11/24 - Daniel from Technogym attended. New cable installed LHS to Kinesys machine and new Power controller part (he quoted $380 ex. for this part to which I agreed). This was installed to RHS bike. All equipment back in service. Job Closed. |
592 | 2024-10-29 | Caretaker Identified | Handyman | Damage to Queen Street Carpark Entry has occurred. Identify offender and report to the Body Corporate and Obtain quote for repair. | 15/01/25 - Work completed in two visits (New plaster sheets & later painting visit) by Rochele. 20/02/25 - Invoice wasn't sent to me from Rochele (went straight to SSKB). Emailed details to Amara and Peter at SSKB so that they can seek re-imbursement for the expense from the Truck driver company. |
621 | 2024-11-06 | Repeat Maintenance | Gates & Roller Doors | Arrange for Service of Spire 3 x building sliding gates | 11/12/24 - Remote-A-Gate attended and completed service of 3 gates. Job Closed. |
689 | 2024-11-08 | Contractor Maintenance Identified | Pool & Related | Pool Electrolysis on RHS Chlorinator is non-functional. Poolwerx have acid cleaned the cells without any change. | 28/02/24 - 2 New Electrolysis cells installed to RHS chlorinator (facing). Adjusted power of the two chlorinators to 50% load each. Stayed for a little while to ensure chlorination production stayed steady - working well. Job Closed. |
654 | 2024-11-11 | Contractor Maintenance Identified | Plumbing | On 30/10/24 Mastertrade Plumbing identified failed hot water isolation valve for Apartment 2308. Hot Water will need to be drained for the building (affecting at least half the residents for up to 1 day, potentially all residents). | 28/11/24 - A few days ago I told Tony not to worry about quoting this one. I have since learned that there are several failed valves in the building. RPGS are due for re-inspection and re-reporting in Jan/Feb 2025 on all failed valves when I will revisit this for the whole building. Job Closed for now. |
688 | 2024-11-13 | Caretaker Identified | 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. | 11/12/24 - Repairs to gate completed by Remote-A-Gate |
694 | 2024-11-15 | Contractor Maintenance Identified | HVAC | Premier HVAC supplied Quotes for new AHU Belts (Lobby) and Library Controller due to faults. | 19/12/24 - New Parts installed by Premier HVAC. Work complete. |
695 | 2024-11-15 | Resident or Owner Reported | Administration | Resident reported 4 x oversized commercial bikes parked in the bike storage which restrict access to other bikes. | 16/12/24 - Discussed with 610 owner Manuel. He advised that he will move the bikes and restrict bike numbers and is in the process of selling them off also. Monitoring shows issues abated and no further complaints. Job Closed. |
697 | 2024-11-15 | Contractor Maintenance Identified | HVAC | Level 40 Kitchen Aircon Control Panel is damaged. | 21/02/24 - Gary BM repaired. Job Closed. |
822 | 2024-12-10 | Caretaker Identified | 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. | 14/02/25 - Sten & Andy removed rubbish including cannisters from the loading dock. Police reports were lodged last year. Incidences seemed to have stopped for the last few weeks. Job Closed. |
823 | 2024-12-11 | Resident or Owner Reported | HVAC | Owner Rod from 3808 reports water coming up from floorboards. | 09/01/25 - Some back and forth to this apartment to investigate ongoing issue. Rod had returned from holiday and put de-humidifier on. Didn't elect to proceed to get Premier HVAC out to investigate further. Reports things OK now. Job Closed. |
888 | 2025-01-13 | Caretaker Identified | Gates & Roller Doors | Loading Dock Sliding Gate not operational | 16/01/25 - Had Bertolec Electrics attend to investigate as were able to come at much shorter notice and were recommended. Spent time with contractor and we were eventually able to get the original remote and gate pin controller functional with base again. Gate now back in service - job complete. |
917 | 2025-01-15 | Caretaker Identified | Gates & Roller Doors | 5 Rollerdoors & Shutters Maintenance Servicing (Total Entrance Solutions Quote No. SAQ54573) | 27/02/25 - Contractor attended and completed servicing on all roller doors and shutters. Queen street main entry now quieter as edging was rubbing along guide. Job Complete. |
950 | 2025-01-16 | Caretaker Identified | HVAC | Building Aircon Not Cool - Chiller Temps high and one sensor on Chiller 2 is false reporting temp. | 16/01/25 - Premier HVAC attended and resolved. |
1082 | 2025-01-30 | Contractor Maintenance Identified | Access Control | Intercom System - Quotes for outstanding intercom system items since bringing the system back online. These are, Button-set for Ann street door station (broken 0 button). new door station for Queen Street Ground floor carpark gate entry, faceplate for Clark Lane door station & New Intercom phone station at reception desk. | 25/02/25 - Steve returned over Monday and Tuesday to finish out all required work. All work complete and job closed. |
1151 | 2025-02-04 | Caretaker Identified | Access Control | Access Control Gallagher Software Maintenance Licence renewal is due should the BC wish. Previous Access control support (Securcom) was asked for advice, but not received. Discuss this vs investment in hardware backups and imaging backups with new Access Control maintenance company, Choose Security. | 04/02/25 - Emailed Steve at Choose security for quote and recommendation. 05/02/25 - Choose security advised that if system is running fine and we don't need software updates then no action required. I have not had a single issue in the 12 months I've been here and system is rock solid. Closing this job. |
1215 | 2025-02-10 | Resident or Owner Reported | Plumbing | No water to building. Urban Utils had mains pipe leak overnight (now fixed) which mean Queen Street mains was shut off without warning. | 10/02/25 - Checked potable and hot water pumps. Hot water pump controller no power. All hot water heaters no power. MTC sub-contractor attended and isolated Hot water heater 2 as fault is tripping power circuit. Restored heater 1 & 3 to service. Power restored to controller for hot water pumps. Several broadcast Emails sent to residents throughout day to keep informed. Investigated concerns of no more than 10 apartments with low water pressure on hot water side - tempering valve blockages recommended plumber to owners / agents of affected units. All back to normal. |
1282 | 2025-03-03 | Resident or Owner Reported | Plumbing | No hot water to the building from overnight | 03/03/25 - No hot water to the building as water was shut off by Urban Utils contractor - there advice previously is that we WOULD NOT be affected by the current mains works. That was incorrect advice obviously. Contractor called in and heaters repaired and back online. |