A prior 2023 $110k+GST special levy funded remedial works, with any surplus kept in the Capital Works Fund. In 2025, owners approved an $800k (incl. GST) levy for Stage 1 façade remediation and, separately, a $100k+GST levy for Lot 9 floor-structure works; as of Aug 2025 the façade levy timing was still being finalised pending tenders.

Back in 2022, the owners confirmed there were no utility supply agreements tied to EV charging. In 2025 the strata revisited the idea and kept an investigation/review of EV charging infrastructure options on the AGM agenda, but hasn’t approved a scope, timeline, or budget yet. For now, it remains a planning-stage discussion with no special levy or contract in place.

The building renews its strata insurance each 1 July and has been moving to professional valuations and added management cover (Office Bearers’ Liability and Fidelity Guarantee). In March 2025 it was valued at $58M; owners approved a $185k insurance levy for 2025–26, obtained three quotes, and renewed from 1 July 2025 at $58M with $20M public liability.

Back in 2021, a bathroom leak affecting Lot 2 was flagged and hasn’t resurfaced in recent records. From 2022 onward, the strata shifted to a broader façade waterproofing program; Stage 1 (north/west waterproofing and sealant renewal) started March 2025 and is funded by an $800k special levy. As of Aug 2025, Stage 1 was on schedule and Stage 2 was still out to tender, with final scope/costs (and any further levy) pending.

After several years of façade investigation and planning, the strata moved into active remediation in March 2025, starting with Stage 1 waterproofing and sealant renewal to the north and west elevations, funded from the Capital Works Fund plus an $800,000 special levy (due Sept 2025 and Mar 2026). By mid‑2025 the works were progressing on schedule and terrace membrane touch-ups were completed. As of Aug 2025, the committee was reviewing tenders for Stage 2 and deciding whether to deliver it as one contract or staged annually, with further owner updates and any additional levy still to be confirmed.

In mid‑2024, the building tightened up roofwater maintenance by seeking a contractor for regular gutter cleaning. By July 2025, management also completed localized rooftop terrace membrane repairs as part of ongoing upkeep. Since then, there have been no further roof-related issues or follow-up works noted.

Back in 2020, the owners approved a new A/C for Lot 10 under strict by-law compliance (licensed contractor, noise/appearance, waterproofing, no common-property impact). In 2024 the committee addressed routine electrical items—resetting external light timers and securing exposed A/C cabling under the building for safety. By the 2025 AGM there were still no special utility supply agreements, and a Lift 1 modernisation is flagged for 2026 planning (costs/decision pending).

Back in 2020, the committee approved a lot owner’s air‑conditioning installation subject to licensed, by‑law compliant work. In 2024, the committee engaged the building’s preferred electrician to reset common-area light timers and arranged to secure exposed Lot 2 A/C cabling under the building to meet safety/common-property standards, with no costs recorded. By April 2025, the Owners Corporation confirmed there were no electricity/utility supply agreements needing review.

In March 2025, the owners flagged Lift 1 modernisation as a major 2026 project, and also tabled lift maintenance for discussion at the AGM. No costs or resolutions were set then, so it remains a planned upgrade rather than an approved contract. The main outstanding step is locking in scope, budget, and timing for Lift 1.

Early on, the scheme had some lag in lodging its Annual Fire Safety Statement, so it moved to regular inspections/testing (Blue Flame) and tightened compliance processes. In 2023 it approved upgrades for non‑compliant fire doors and smoke alarms, and by 2024–2025 it was lodging the AFSS on schedule (latest 12 Mar 2025; next due Mar 2026). The next step is a planned fire indicator panel replacement in early 2026, with an engineering consultant to be appointed/supervise; costs haven’t been set.

From 2020 through 2022, the Owners Corporation put in place and reaffirmed a standing process to chase overdue strata levies: reminders, then their lawyers (Smith & Harper) can issue a proposed action notice and pursue court recovery/enforcement if needed. These resolutions set the framework only—no specific disputes, defendants, or cost budgets were recorded, suggesting routine governance rather than active litigation.

The rendered masonry façade is generally sound, but 2024 inspections found sealant degradation and localised cracking (mainly north and west), so the owners corporation began Stage 1 façade waterproofing/sealant remediation in March 2025, with Stage 2 planned for early 2026 (partly funded by an approved special levy). Basement waterproofing was remediated in 2023 with no recurrence, and the rooftop terrace membrane was patched in 2025 with full replacement planned around 2028.

The rooftop terrace/main roof waterproofing membrane (originally from 2005) has had localized failures, but management completed targeted repairs in 2025. The building plans a full membrane replacement around 2027–2028 (budgeted at about $180,000) to reset its remaining 3–4 year life and reduce future leak risk. The rooftop terrace is common property and should continue to be monitored until that works proceeds.

The original (circa 2005) aluminium-framed, double-glazed windows are currently serviceable, and the building isn’t expecting any large-scale replacement before 2035. Any seal and weatherstrip maintenance within individual lots sits with each owner, while the owners corporation is tackling external waterproofing/sealant issues as part of the staged façade remediation program (Stage 1 underway from March 2025, Stage 2 planned for early 2026). The capital works plans only allow for minor, isolated window repairs/sealant renewals later in the decade.

As of March 2025, engineers rate the building’s reinforced‑concrete frame and slabs as in good condition, with no critical defects or safety concerns, and 2023 basement waterproofing works have held with no recurrence. Earlier (2020–2023) reports flagged localized slab deterioration where moisture‑damaged magnesite topping caused cracking/spalling and prompted repair scopes in specific lots. The outlook is routine monitoring only, with minor concrete repairs and annual inspections planned and no major structural works forecast.

The building’s plumbing is mid-upgrade: the original (c.2005) galvanised water risers showed advanced corrosion, with Phase 1 hot-water risers (Levels 1–6) completed in Aug 2025 and Phase 2 cold-water risers (Levels 7–12) scheduled for early 2026. The capital works plan has allowed roughly $195k across 2025–2026 for this program, reducing the prior risk of leaks/burst pipes once finished. Stormwater lines were CCTV’d in 2024, then root intrusion was cleared and relining completed in early 2025, with longer-term relining budgeted again around 2030–2031.

Cooling towers were refurbished in 2024 (adding ~8–10 years), and car-park exhaust fans were replaced in 2023; common HVAC continues on annual servicing. Electrical switchboard and LED upgrades were completed in 2023–2024. The key upcoming project is lift modernisation: three 2005 lifts have upgraded emergency intercoms (2025), with Lift 1 planned for 2026 (~$280k) and Lift 2 shortly after (~$295k).

Common-area electrical is in good shape after a 2024 switchboard upgrade to AS/NZS 3000 and a full LED retrofit in 2023, with emergency/exit lighting compliant. The committee is exploring car-park EV charging; any install needs owner approval, with the capital plan allowing staged works in 2027–2029 (about $120k total).

The three Schindler passenger lifts (installed 2005) are kept compliant with six‑monthly servicing, and the emergency intercom was upgraded in 2025. After a 2024 feasibility study, the building plans full modernisation of Lifts 1 and 2—Lift 1 targeted for FY2025–26/2026 (~$280k) and Lift 2 for FY2027–28/2028 (~$285–295k). Lift 3 should remain serviceable for 7–10 years with routine maintenance.

Fire safety is currently in a strong, compliant position after the 2023 upgrade (new smoke detection heads and emergency/exit lighting) and ongoing Annual Fire Safety Statement lodgements. Hydrants and hose reels passed five‑year pressure testing in 2024, sprinklers are serviced annually with no deficiencies, and 12 fire doors had seals/closers replaced in March 2025 and are compliant. The main forward item is replacing the 2005 fire indicator panel, scheduled around 2026 (budgeted about $75k) to avoid obsolescence and compliance risk.

This 2005-built building isn’t expected to contain asbestos-containing materials, so it doesn’t require an asbestos register under NSW WHS rules. If any suspect material turns up during future works, the Owners Corporation plans to bring in a qualified assessor before proceeding.

Security has been upgraded with a new 32‑camera CCTV system installed in 2025, covering all entry/exit points and the car park. The building continues to maintain and re-code the electronic access fob system every two years. The intercom is still the original circa‑2005 unit and is considered obsolete, with replacement planned around 2026–2027/2027; delaying that upgrade could leave older access technology in place.

Short‑term rentals are allowed only as host‑present letting; host‑not‑present (entire‑home) stays are prohibited. Owners must give the strata managing agent written notice before any change in use, including short‑term letting. Permitted hosting requires NSW STRA Register registration, compliance with the STRA Fire Safety Standard, and all by‑laws and legislation.

Pet keeping requires prior written Owners Corporation approval, which cannot be unreasonably refused or used to unreasonably prohibit an animal in a lot. The Owners Corporation may set reasonable conditions to prevent nuisance, noise, damage, or interference with others’ enjoyment. Dangerous or restricted breeds under the Companion Animals Act 1998 (NSW) are prohibited, and pets on common property must be leashed/contained, controlled, and cleaned up after.

Special By-Law No. 3 requires all owners and occupiers to prevent any smoke—tobacco or vaping—from penetrating into another lot or onto common property. The building prohibits smoking on all common property, including any balconies designated as common property, so smoking is only permitted where it does not impact other lots or common areas.

Special By‑Law No. 4 restricts balcony and rooftop-terrace barbecuing to electric units only for fire safety. Gas and charcoal BBQs are prohibited on balconies and the rooftop. Gas BBQs are permitted only in the designated common-property BBQ area, using the Owners Corporation–provided equipment.

Renovations require prior written Owners Corporation approval under Special By-Law No. 1 when works affect structure, external appearance, common property/services, floor coverings, windows, or waterproofing; major works need a special resolution under the Strata Schemes Management Act 2015. Wet-area waterproofing sits with the lot owner (By-Law 28) and must use licensed trades and comply with the Home Building Act 1989, with owners liable for resulting common-property damage. Special by-laws separately pre-approve specific major renovations for Lots 2, 11 and 17 only as per annexed plans, with owners paying OC/professional costs, meeting $20m insurance and council/CDC requirements, and registering approvals within 6 months.

Moves require at least 48 hours’ notice to the strata managing agent and must occur Monday–Saturday between 8:00 a.m. and 5:00 p.m. Each move-in or move-out booking requires a $50 booking fee plus a $250 refundable bond.