Our tiny swimming pool has a new leak,
forming a new stalactite and a stalagmite beneath it - April 2019
Dripping stalactite is evident in above picture
Moist stalagmite in above picture
Based on appearance in the below URL thread of white
stalactites removed last year, the white marks in the above and below
pics may be three possible new stalactites in early formation.
stalactites and a large stalagmite and a brown stain in the concrete in the carpark on Level 5 beneath 8.4m long swimming pool
- March 2018
Philip Johnston, Chairperson, who identified stalactites hanging from the
ceiling under the pool early last years, has observed the early development of a stalagmite which is positioned
where vehicles drive over it when departing the carpark and again when returning
to the carpark. It is generally dry around 9am and again around 7pm and
patently moist around 5am and again by midday. For water from
the 8.4m pool to penetrate 20" of high MPa concrete, a lot of
water must also be penetrating at least 20" in all directions (from at least one leak
point in the pool), passing over rio rod steel that provides the structural strength
to the 20" concrete slab. That steel rod will eventually rust and lose its
structural integrity and cracks will appear.
The expression "an in ground swimming pool" is an expression that we are
all familiar with. There are a lot of backyard swimming pools and 50 metre
council pools that are sitting in sandstone or similar rock. When those swimming
pools leak, they leak into the sandstone et al base. The expression
in slab swimming pool" is not a familiar expression because there are very few
of them, because when they leak, it is a much bigger problem.
Trying to identify
and stop leaking from a 25 year old swimming pool mounted in a 20" floor slab is
more difficult than looking for a needle in a haystack.
If it was found, it would not be too long before another leak, and another leak,
appeared. Concrete is not a good vessel to store water long-term as noted
Philip Johnston's email to Strata Committee members on 3 July 2018:
"Hornsby 50m and (Andrew) Boy
Charlton 50m swimming pools required complete replacement due to concrete
cancer. Shortly North Sydney 50m concrete swimming pool will be replaced in
its entirety due to water leaking through a concrete slab and the resultant
Fluids eventually penetrate concrete, rust/expand the reinforcing rods
thereby destabilizing the concrete. I do not want that to occur at The
Pavilion, because the consequences may be catastrophic, because our small
pool is suspended above carparks, not sunk into sandstone."
Philip Johnston's initial email to the Strata Committee members
sent 26 March 2018 titled "Section 37 ‘Duty of members of strata
committee’ of ‘Strata Schemes Management Act 2015’ behooves our Strata Committee
to appraise the cost-benefit of de-commissioning 22 year old concrete pool -
costs exceed benefits - alternative 'value added' usage" included:
"Mindful of the high on-going and one-off costs of our 8.3m x 3.85m x 1.4m
swimming pool, Section 37 ‘Duty of members of strata committee’ of my
5th Attachment ‘Strata Schemes Management Act 2015’ behooves the
Strata Committee to appraise the merits of de-commissioning the 22 year old
concrete pool and replacing it with a “Owners Entertaining Common Room’
which would be a more appealing ‘common room feature’, with greater usage
and relatively miniscule on-going costs.
The swimming pool could be covered in with a robust timber floor for $7,000
The area could be equipped with the following for another $3,000:
sink, fridge, TV, electric bar-b-que and micro wave, three tables and 18
Owners could book an ‘Owners Entertaining Common Room’ on-line for a
birthday party or if they wanted to invite their friends/family to watch a
football grand final, test cricket etc.
‘Owner users’ would be responsible to leave the ‘Owners Entertaining Common
Room’ in the state they found it.
If any member of
the Strata Committee believes that the ‘benefits’ of maintaining our 22 year
old swimming pool exceed –
afore-mentioned on-going and periodic ‘costs’; and
utility of an ‘Owners Entertaining Common Room’ that involve relatively
miniscule on-going costs,
then I welcome
s/he setting out the tangible and intangible costs and benefits ”……
with due care and diligence” required
under Section 37 and emailing his/her analysis to other Strata Committee
That initial email also included:
outdoor North Sydney Swimming Pool is riddled with concrete cancer and
will be replaced when Council decides which Capex programme to accept.
North Sydney Olympic Pool Consultation: Phase 2
“Council is developing a Masterplan for the future development of the
Pool complex as the 50m outdoor pool
needs replacing. Six options were explored. See latest News
swimming pool operated by Hornsby Council was totally replaced a few
Council moves forward with the
replacement of Hornsby Aquatic Centre
Owner Builder Permit that I rec’d from the Dept of Fair Trading in 2008,
I applied a
on top of a large double garage that I had built a few years ago. The
product was expensive. If you do not meticulously apply the same
density membrane sealant, then the
membrane is only as protective as its weakest point.
Google ‘swimming pools concrete cancer’, you will receive a very large
number of trades people offering to repair your leaking swimming pool.
It is a
well-known fact that water will eventually penetrate concrete and when
the reinforcing steel in the concrete will rust and expand and
eventually crack the concrete - final two photos.
When the concrete cracks the water above and beside the concrete will
penetrate at an increasing speed and materially reduce the structural
integrity of the concrete.
Hornsby and North Sydney 50m swimming pools that were in the ground with
nothing beneath them except ‘mother earth’, the indoor swimming pool
at The Pavilion has a garage underneath
it. Hence, when water leaks into the surrounding concrete, it will
eventually rust the reinforcing steel and undermine the integrity of the
suspended slab at considerable cost to the Owners’ Corporation.
Johnston's email to the Strata Committee sent 12 April '18 included:
"If you click on
and then the “Advance Search” tab and type in ‘Strata Committee’ between
01/01/2017 and 01/01/2018, as I have done (in my Caselaw1.jpg Attachment),
you will see (at the bottom of the jpg) 55 cases in NSW (in my
Caselaw2.jpg Attachment) that went to a tribunal or a NSW Court where a
Strata Committee is either an applicant or litigant or a defendant - during
the 12 months to 1 Jan 2018.
I seek to avoid litigation by understanding my legal obligations and
adhering to them."
Johnston's email to the Strata Committee sent 16 April '18 included:
you Google ‘leaking swimming pool’, you will receive a plethora of threads
to companies that profess to be able to repair a leaking concrete pool.
Why? Because water will eventually leak through concrete, and when it does
the reinforcing steel therein rusts and expands which fractures the concrete
and thereby accelerates further leakage and destabilization of the concrete
– VERY, VERY COSTLY if at all possible to repair when open clearance is
required for a carpark.
Due to (i) to (iv) above, I am concerned that
the 22 year old swimming pool on Level 6 is leaking which may have already
caused material damage to the structural integrity of the concrete slab that
separates Level 6 and Level 5."
Philip Johnston's email copied to the Strata Committee sent
18 April '18 included:
"I am prepared to defer this material matter over until to the next
Strata Committee meeting, contingent upon members of the Strata Committee that
live at The Pavilion taking the time to –
· inspect the -
i) stalactites on the
ii) brown stain on the roof and
on vertical concrete pylon; and
iii) swollen metal bulge under
one of the more prominent stalactites,
under the swimming pool; and
· feel the vertical concrete pylon evident in the below embedded
I do hope that some members of the Strata Committee might know a
structural engineer, or at least a civil engineer, that may be prepared to also
inspect the above i), ii) and iii) prior to our next Strata Committee meeting.
Johnston's email to the Strata Committee sent 16 May '18 included:
"Would you please read –
below email to Lauren Cook sent yesterday that requested that item 9 of the
Agenda be re-drafted;
Lauren’s below response that noted “It’s
too late for me to change it in the agenda now“;
attached email to Alex sent Thu 3/5/2018 11:03 am that explains that I do
not want to be included as a Defendant’ in any possible Class Action
launched by some of the Owners Corporation as explained in my attached 1st
email if water that has leaked from the pool has reduced the structural
integrity of the supporting concrete slab. I refer to Jim Pappas’ below
comments from my 1st Attachment:
concrete stalactite is caused by any water that penetrates cracks in set
(hard) concrete will carry any free calcium hydroxide solution to the edge
of the concrete. Stalactites can form when the solution emerges on the
underside of the concrete structure where it is suspended in the air, for
example, on a ceiling or a beam. - this may or may not cause the steel
within the concrete to start to corrode.”
I do hope that members of the Strata Committee that reside in Sydney have
inspected the brown stains and stalactites –
requested in my attached email to Veronica Wells sent 17th
April 18; and
pursuant to 37
‘Duty of members of strata committee’
of the Strata Scheme Management Act 2015."
Current Prime Minister, ScoMo, and some readers of the Mosman Daily and
the North Shore Times, are aware that North Sydney 50m Pool will shortly close
for 12 months to be replaced 'in toto' because the steel in the concrete
has rusted out.
this financial year to continue the pool listed in below details on
Strata Choice website
Eastern Subs Pool Services
Potential new additional cost
Eastern Subs Pool Service has quoted $3,630.00 to supply and
install a Rolachem RC9 water filter unit that measures and
controls chemical sanitisers and pH levels for a swimming pool