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Mastering Long Term Building Problems; A Guide to Building Repair for Strata Managers

Managing complex building repair or waterproofing remediation projects in a strata context requires careful planning, coordination, and attention to detail. The following guide outlines the steps involved in effectively executing such projects:


PHASE A - OBSERVE


1. Reported Issues Documentation:

- When a resident or occupant reports a building fault or defect, document the issues in writing and take clear photos to accurately capture the problem.

- Ensure that the reported issues are well-documented, including descriptions, locations, and potential impacts on the property.


PHASE B - INFORM


1. Issue Assessment:

- Collaborate with property owners to assess the severity and urgency of reported issues.

- Determine whether the defects are still under the defect liability period or warranty.


2. Priority and Scope Definition:

- Collaborate with property owners to establish a clear list of issues in order of priority.

- Determine if a quick, short-term solution or a long-term remedy is needed based on the assessment.


3. Qualified Inspections:

- Organise detailed inspections conducted by qualified professionals to identify the source and extent of the issues.

- Gather information about how the issues can be effectively addressed.


4. Remediation Plan Preparation:

- Create a comprehensive 'Remediation Plan' that includes:

a. Overall scope of work, detailing all work elements.

b. Specifications for addressing each work element, including warranty conditions.

c. Bill of quantities, including precise measurements of all elements.

d. Budget estimate for the project, enabling accurate cost forecasting.


PHASE C - QUOTATION


1. Request for Quotes:

- Share the Remediation Plan with contractors to ensure accurate quoting.

- Ask contractors to provide quotes based on the provided plan for consistent comparison.


2. Contractor Assessment:

- Evaluate quotes considering:

a. Contractor's experience and references.

b. Adequate insurance coverage for the project.

c. Confirmation of compliance with Home Building Contract Act 1991.

d. Pricing alignment with the quoted work in the Remediation Plan.


PHASE D - LAUNCH


1. Contractor Engagement:

- Engage the selected contractor using standard contract terms, including a confirmed project schedule.

- Ensure both parties have a clear understanding of project expectations.


2. Inspections and Milestones:

- Incorporate inspections into the project schedule, such as materials quality checks and progress assessments.

- Schedule designated milestones for owner's qualified representatives to review the work's progress.


PHASE E - WORKS


1. Project Execution:

- Oversee the project's execution as per the established schedule and Remediation Plan.

- Monitor the work's progress and adherence to quality standards.


2. Progress Tracking:

- Assess progress claims against the Remediation Plan, contract terms, and project schedule.

- Keep property owners informed about the project's progress.


PHASE F - CLOSE OUT


1. Project Acceptance:

- Confirm property owners' satisfaction with the completed work.

- Verify that the completed work matches the quantities and specifications outlined in the Remediation Plan.


2. Certification and Payments:

- Have the work certified by the owner's qualified representative.

- Issue final certificates and make payments to the contractor once work completion is verified per the Remediation Plan.


By following this guide, strata managers can effectively navigate the various phases of a complex building repair or waterproofing remediation project, ensuring a smooth and successful outcome for all parties involved.

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