澳洲请帮忙看看给strata的信

在澳大利亚房产房屋



之前已经发过帖子。我公寓房一个厕所天花板发现一串气泡，一个卧室每周有几天晚上8点半以后突然有浓重厨房油烟味（咳嗽那种程度，全家门窗全开1小时甚至更久，因为室内通风不好）。

3周前通知strata，strata要物业委员会给指令，委员会说联系builder来检查了（保修期内，五六年的房子。至少漏水我不觉得builder会管）。我一周写一个邮件催。strata每次回复这2个事情都不归strata管，commitee不拿工资是志愿者不能做决定。

今天委员会来了个人到我家，明显感觉敷衍我：
他说你怎么知道是楼上那户漏水，这个问题很复杂的，检查起来是个大工程，可能都查不到原因修不了。我说不检查怎么知道查不到原因呢，说不定就是楼上浴室下水道漏水呢。其他邻居的浴室都在大楼另一端，水如果能一路流到我这个浴室上面，那一路上的所有人家的客厅卧室天花板早就都有更严重的水泡了，那些天花板都是没有防水的啊。
他说builer会修的，你不要急，又不是urgent，邻居外墙漏水1年了还在打官司没修，他们也不急啊。我说builer都没派人来他们怎么确定他们负责修？打官司的deed的修葺范围里面会把我这个厕所加上吗？buildre不给回复就不解决吗？
他说好奇怪啊卧室怎么会有厨房的味道，不可能啊！如果是真的，你家烟雾警报器为什么不响？我说我现在有你手机号码了，下次有烟了我电话你过来闻。警报器响那是危险水平，不响不代表就是适合人类身体健康水平的烟啊。


这周气泡多了2个。我想拿到strata的回复，然后去fair trading 投诉strata。大家帮忙看看这样写可以吗，我还应该写些什么呀，我英文不好。谢谢！

Tonight Tom and his mother-in law came to my unit. He checked the toilet ceiling. The marks are increasing slowly and it seems not urgent. However on one knows when it will turn urgent. He asked me to call him next time when we have the kitchen smell in the bedroom area in the evening. Tom will contact the builder on Monday ask them whether they should be responsible for the leaking and duct issues and when they will come to check.

It is useful to have a talk with Tom. We understand that the committee members and I are owners, not the professional to know how to deal with the issues, why the issue happens and how to fix the issues.

We need your strata's advice (not your personal advice), based on the strata's experience of handling all the properties:

Leaking issue:
1. What if the builder does not come to check? It has been 3 weeks since David said the builder will come to check and 2 new marks now.
2. Should the strata arrange a plumber to check and fix as it is a leaking issue?
3. Can the strata refuse to arrange because the strata must at first find out who should be responsible for and pay?

Duct issue (Smoke/fume):
1. What if the builder does not come to check? It has been 3 weeks since David said the builder will come to check. The kitchen smell in the bedroom is harmful to our health. I am coughing, what even worse is my child has asthma, as I said in the previous email.
2. Should the strata arrange professionals to check and fix?
3. Can the strata refuse to arrange, because the strata must at first find out the smoke comes from which unit, or the strata does not know who should pay the bill?



评论
>晚上8点半以后突然有浓重厨房油烟味
应没人做饭了吧？有可能空调工作，而油烟机的管道跟空调的管道串了。

评论

是的，我猜也是。我猜是不是专业公司放颜色烟雾进管道，然后哪里出颜色烟就是哪里管道漏气？楼中间管道能爬人进去的吧。
但是strata一定逼我说哪户邻居的问题，否则无法给我解决。这就是变相拒绝。

还有，外墙渗水打官司让builder修，花了几十万了。现在这2个问题，strata凭什么说text builder他们就会同意修？已经等了3周，要等几个月才算strata认为builder不同意修？接下去会打官司吗？我觉得不可能，因为外墙官司已经有业主说不想再付律师费了还不出贷款了。这个我需要写在邮件里吗？


评论

你的帖子，我都看了，明显是业主委员会的问题。
你要明白strata所有大的决定都需要业主委员会通过的。
starat有一个unrestricted matter. 你去查查你们公寓的by laws。
这个有写,到了什么程度的费用是需要由业主委员会来决定的。有些几百以上，都需要由业主委员会决定。
另外你把这几年的AGM minutes仔细阅读一遍。看看这几年都修了哪些东西，哪户人家修了东西。
你是在悉尼吗？哪个区的？

评论


在悉尼，北区。委员会都是白人。
现在业主委员会1个人说他是owner，不拿工资的，不要邮件抄送他了，用了感叹号。1个人就是来我家看的。
strata也说commitee都不拿工资，我要么明年自己申请加入。都什么乱七八糟的。
Just a reminder to you that the strata committee serve on the committee on a voluntary basis and there is no financial compensation involved therefore it is unreasonable for other owners to make demands. At the next Annual General Meeting you may wish to nominate yourself to serve on the committee.

The potential water penetration issue has been reported to the builder.

You have been unable to identify who is responsible for smoke however we potentially send a notice to all residents providing cost of doing this is approved.  I understand one of the committee has offered to come to your unit to understand this issue without response from you.

如果你说的委员会决定，那我怎么办？

评论
卖就一个字

评论

邮件不是说你说的那个smoke的问题不是已经批准了吗？估计这个小费用。
另外你这个漏水的问题不是报给builder了吗？他都是这样走程序的，没办法的只能等了，要不你自己先找人来查证。你叫plumber来，你要他写一份证明的的。如果查出的确是涉及楼上漏水的问题，你就有理了。
另外你下次开大会你一定要申请加入。那些人是吓唬你的，跟特长没特长有啥关系呢？你随便说一个特长就行了。你坚决申请加入，他们就会投票的，不行再说。


评论

现在楼主这个事情，会完完全全的写入annual report的。

评论
业委会的人说来你家看油烟的问题你要先答应的，他来看他肯定看不出什么问题的，最后你就有理说要找一个专业人士来看的，一步一步走。

评论


smoke的问题，我仔细看了，providing的意思是前提需要委员会同意费用吗？

业主委员会的tom周末来看过了，和3周前david说的一样，他能做的就是通知builder。要拖到什么时候？builder不派人来我也不能逼他来啊。

strata推委员会，委员会推builder。我现在该怎么办？申请fair trading 的meditation，对象是strata还是commitee，还是一起？

评论
可以把你的诉求放在信的第一段，直接迫切和施压。关于业主委员会人来查看什么的，表达感谢和肯定，但是继续给strata施压因为这是他们的工作，而不是业主委员会工作。找一下物业法则里对strata, builder的责任，要求一个时间段解决。然后提出你其他的方案请对方回复。 1，烟道逾期没有解决请物业找人来修理，费用让builder出。2，漏水留下证据每天照相，警告物业需要检查楼上住户各种管道什么的，尤其是淋浴间下水，如果造成进一步损坏，保留追溯物业的责任。
你的信把业主来看你的房子作为了重点，基本无效。其他业主对给你解决这2个问题没有法律规范的责任，也不是专业人士，他们给你的帮助是支持和一起对物业施压。物业邀请你加入业主委员会什么的那是后话本质上和现在2个问题没有任何直接关系，不要被带偏了。现在就只说这两个需要关注的问题。

评论
要强调油烟使得你和家人睡眠和健康被严重影响。这个应该会先修。
漏水如果是小问题肯定不会有人管，因为没有什么可修的，只能等到问题变大。

评论
油烟的问题就是可能是楼里任何一家把油烟机连到了通风道，物业是有责任给业主发信要求挨家检查，所以这事也未必就是建筑商的责任，要检查完每一家才能确认。

评论
住公寓糟心事儿还是很多的，要练就强大的心脏，我家有个问题快一年了strata还没来修，我也接受了不是urgent的影响生活的 就等吧

评论


非常感谢！我修改了，这样可以吗：
Good morning!
Last Saturday 10 Sep Tom and his mother-in law came to my unit. I really appreciate his time and it is useful to talk with him. We understand that the committee members and I are owners, not the professionals who know how to deal with the leaking and duct issues, why the issue happens and how to fix the issues. 

However, Tom still tried to help me. He will urgently contact the builder and ask them whether they should be responsible for the issues and when they will come to resolve. He asked me to call him next time when we have the kitchen smell in the bedroom area in the evening. 

The water is leaking every day (1 or 2 months or longer?) and there is no sun to dry up. As potential results are addressed by a plumber, I cannot stop thinking of all the ceilings becoming soaked and someday the ceiling drops off above our heads, electric shock or fire caused by leakage. 

The fumes and smoke also caused metal distress, not only harmful to our health. Every night we wait until 9:30pm to ensure today is lucky that the unit did not cook home. If we are not lucky, for 1 hour, we have to open all the windows and doors, breathing the fumes and listening to the noisy street, coughing. Kindly note my child not only has asthma as mentioned in my previous email, but also he is having growth hormone treatment and the specialist requires early and nice sleep everyday. Our health and sleep are seriously affected.

We need your strata's advice (not your personal advice), based on the strata's experience of handling so many properties:

Leaking issue:
1. What if the builder does not come to check? It has been 3 weeks since David said the builder will come to check and 2 new marks now.
2. Can the strata refuse to arrange professionals to resolve the issue, because the strata must at first find out who should be responsible for and pay?3. My request is that the strata arrange professionals to check and fix the issue asap. Then according to the plumber's report of leaking reason, the strata get the money back form the responsible party. 

Duct issue (Smoke/fume):
1. What if the builder does not come to check? It has been 3 weeks since David said the builder will come to check. 
2. Can the strata refuse to arrange professionals to resolve the issue, because the strata must at first find out the smoke comes from which unit, or the strata does not know who should be responsible for and pay?
3. My request is that the strata arrange professionals to check and fix the issue asap. Then according to the professionals report, the strata get the money back form the responsible party. 

We are grateful to all those who can understand the plight of us. Looking forward to have the strata's professional advice early next week.

评论
不知道为什么烟越来越晚了！周五六天没有烟，估计邻居出去吃饭了。今天晚上8点半开始我每半小时去卧室闻一次，9点半还是没有。然后我坐在客厅里，10点10分好像有味道，一到卧室里面就都是烟味！但还不是最厉害的日子。

我电话了那个tom，10点20分，当然已经很晚了，但是他之前说随时电话他。他把电话按了。我回短信说抱歉，解释了，如果他没睡就来，睡了就算了。他也没有回复。

我下楼到马路上看到有个邻居家亮着灯，门禁和他说了请他帮忙来。然后又遇到2个邻居出门去超市，我也请他们来。3个人到我客厅就说有味道（客厅阳台门大开着通气），到了卧室都说好重的味道！其中一个邻居在楼上，说他家也有味道有时候，但是很淡，没有我家这么厉害。

有个邻居说他明天给我builder电话，我可以电话他们。我说我只是一个住户不是commitee，他们会理我吗？她说会的。不管怎样我明天电话他们。

我现在写信给strata。

评论
感谢ivy帮我出主意修改。

Hope this email finds you well.

It has been three weeks since I reported serious air quality issue found in our bedroom potentially caused by misplacement of the pipe of ducted air conditioning and the discharge pipe of kitchen rangehood from one of the units in our building.

I urge you that the air pollution issue needs immediate attention and correction due to its unacceptable negative impact on my family's farewell!! It has caused distress to us as my child was waken up by the heavy greasy cooking smoke which should have been discharged to outside of the building instead to someone's enclosed bedroom. Can you imagine how disgusting it is? Kindly note my child has asthma as mentioned in my previous email, also he is having growth hormone treatment and the specialist requires early and nice sleep every day.

Every night I sit near the bedroom till late to ensure no smoke that day, enter the bedroom every 30 minutes to check. If smoke comes, I need open the windows and door for 1 hour or more to release the smoke and odours. Then I can close them and go to sleep. This whole process has seriously disturbed my body clock and some nights I could not go back to sleep until early morning.

Tonight the smokes comes 10pm! I checked no smoke at 9:30pm. I moved my son to another bedroom and called Tom come to witness as we discussed on Saturday night but obviously he is asleep. I had 3 neighbours come to witness the strong kitchen smoke in the bedroom. Even the balcony door is open, they smell it once they enter my unit. I also showed them the bubbles in the never-used toilet ceiling.

This has become a serious health issue. Can you imagine you sleep in a smoky kitchen... I really do not want to be ended up with a diagnosed mental depression.

The water leaking might not cause me or anyone drowning straightaway, but the damages caused by the everyday leaking are under progressing. Visually you can see two more bubbles appeared additional to the existing bubbles on the ceiling.

It is leaking every day and there is no sun to dry up, not like the rain to the outside of building. If the leaking is not to be fixed, not only the toilet ceiling but also the bedroom ceilings are soaked, sooner or later molds would appear. By then, it would present high health risks which again is not acceptable and requiring immediate attention.

I trust the strata body corp is capable of following up and resolve these issues. It has been 3 weeks since I reported these to the strata and committee. Could you please imterim response to advise current state and any progress in resolving the issues?

Kind regards


评论
strata回信，卧室烟的问题，需要我自己找公司出具空气污染报告，他们才会找builder。否则就不处理，不会再有与我有关于此的对话。
厕所天花板说已经和builder说过了。其他外墙渗水等问题也未处理，不能给我特殊优惠处理。
太嚣张了

评论
悉尼，北区？能具体说一下哪个区吗？造福以后买公寓的人避坑啊。

评论


Strata回信没毛病。你要求的东西是 BM的工作。

记住，自己公寓内部的问题，屋主承担。公共区域问题，Oc 承担.

评论

回信的是strata manager。我们没有building manager。
只有strata manager，commitee几个人。

评论


记住，这些不是OC manager 的工作范围。 这个是BM的工作范围。没Bm就自己做吧。问题在自己的空调压缩机位置。找到，就知道原因了。

评论

谢谢！我们是中央空调。
压缩机在哪里？

评论

一般压缩机要么在屋顶。要找到自己家对应的压缩机。
澳洲中文论坛热点