Part 8 of 10 in the series “Records”

Horizon Property Management — Maintenance Work Order Export

Property: 14 Cavendish Street, Stanmore NSW 2048

Report Period: 1 January – 31 December 2025

Generated for: Annual Compliance Review (Residential Tenancies Act 2010, s. 63)

PROPERTY SUMMARY

6-unit residential flat building, c. 1968. Three-storey brick construction.
Units 1–2 (ground), Units 3–4 (first floor), Units 5–6 (second floor).
Occupancy at period start: 6/6
Property Manager: Horizon Strata & Property Pty Ltd (since 2019)
Building Owner: Cavendish Holdings Trust

WORK ORDER LOG — CHRONOLOGICAL

WO-2025-001
Date: 5 January | Unit 5 | Tenant: K. & D. Marsh
Category: Plumbing | Priority: Standard
Description: “Kitchen mixer tap dripping. Gets worse at night.”
Resolution: Replaced ceramic cartridge. Tested, no further leak.
Closed: 8 January | SLA: Compliant

WO-2025-002
Date: 7 January | Unit 4 | Tenant: E. Petrova
Category: Plumbing | Priority: Standard
Description: “The washer on the kitchen tap needs replacing again. It’s the 15mm Floline — same as last April. The hardware store on Parramatta Road stocks them if your plumber doesn’t carry the size.”
Resolution: Washer replaced. Tenant’s part identification was correct.
Closed: 9 January | SLA: Compliant

WO-2025-003
Date: 14 January | Unit 1 | Tenant: R. & S. Nguyen
Category: HVAC | Priority: Standard
Description: “Living room wall unit not blowing cold. Filter was cleaned last month.”
Resolution: Capacitor replaced in outdoor condenser. Unit operational.
Closed: 17 January | SLA: Compliant

WO-2025-004
Date: 3 February | Unit 5 | Reported by: D. Marsh
Category: Noise Complaint | Priority: Low
Description: “Tenant in Unit 3 playing piano after 10pm on weeknights. This has happened 4 times in January. It vibrates through the floor.”
Action: Letter issued to Unit 3 re: noise provisions under by-laws (music after 10pm). Copy on file.
Closed: 5 February | SLA: Compliant

WO-2025-005
Date: 10 February | Unit 4 | Tenant: E. Petrova
Category: General Maintenance | Priority: Standard
Description: “The smoke alarm is beeping. I think it needs a new battery but I can’t reach it anymore. I used to stand on the kitchen stool but I don’t trust my balance now.”
Resolution: Battery replaced (9V lithium). Tested. Offered to check all alarms in unit — tenant agreed. Second alarm (hallway) also replaced.
Closed: 11 February | SLA: Compliant

WO-2025-006
Date: 14 February | Unit 3 | Tenant: J. Okonkwo
Category: Noise Complaint (Response) | Priority: N/A
Description: Tenant contacted office in response to noise letter. “I apologise for any disturbance. I teach piano and sometimes lose track of time. I’ll set an alarm for 9:30pm and stop by then. Please pass on my apology to whoever complained.”
Action: Response noted. Noise file updated.
Closed: 14 February

WO-2025-007
Date: 6 March | Unit 5 | Reported by: K. Marsh
Category: Lock & Security | Priority: Urgent
Description: “I need the front door lock changed. Today if possible. Please do not issue a duplicate key to any other party. I am the sole occupant.”
Note: Lease lists K. & D. Marsh as co-tenants. Co-tenant status to be confirmed before lock change.
Resolution: Contacted owner — approved. Lock rekeyed same day. Single key issued to K. Marsh. Second key held by property management per standard policy.
Closed: 6 March | SLA: Compliant (urgent — same day)

WO-2025-008
Date: 12 March | Unit 1 | Tenant: R. Nguyen
Category: General Maintenance | Priority: Standard
Description: “Is it possible to install a baby gate at the internal step between the hallway and living room? We’re expecting in October. Happy to pay for materials if it’s not covered.”
Resolution: Owner approved installation at tenant expense. Handyman scheduled for March 22.
Closed: 22 March | SLA: Compliant

WO-2025-009
Date: 18 March | Unit 3 | Tenant: J. Okonkwo
Category: General Maintenance | Priority: Low
Description: “I’d like permission to install acoustic foam panels on the shared wall with Unit 4 and on the ceiling. All removable, adhesive-mounted, no drilling. I’ll cover cost and removal. I want to be a better neighbour about the sound.”
Resolution: Approved with condition that panels be removed at lease end and any adhesive damage made good.
Closed: 20 March | SLA: Compliant

WO-2025-010
Date: 2 April | Unit 5 | Tenant: K. Marsh
Category: General Maintenance | Priority: Standard
Description: “Requesting patch and paint for multiple rooms. There are approximately 14 nail and screw holes in the living room, bedroom, and hallway where things were hanging. Also one larger hole (~5cm) in the bedroom wall near the wardrobe where a shelf bracket was removed.”
Resolution: All holes filled, sanded, and painted. Colour-matched to existing walls. Larger repair required plaster patch — completed.
Note: Tenant asked if the work could be done while she was at the office. “I’d rather not be here for it.”
Closed: 7 April | SLA: Compliant

WO-2025-011
Date: 14 April | Unit 1 | Tenant: S. Nguyen
Category: Plumbing | Priority: Standard
Description: “Water stain appearing on bathroom ceiling, northeast corner. It’s growing slowly — about the size of a dinner plate now. Looks like it’s coming from the unit above us (Unit 2).”
Resolution: See WO-2025-013. Initial inspection confirmed active moisture. Source identified as Unit 2.
Closed: 18 June (pending access to Unit 2) | SLA: Non-compliant — delayed due to access issue

WO-2025-012
Date: 21 April | Unit 4 | Tenant: E. Petrova
Category: Appliance | Priority: Standard
Description: “The oven doesn’t heat up right. It might be the element or maybe the thermostat. Actually, I’m not sure. It used to get hot enough for a roast but now everything comes out pale.”
Resolution: Thermostat calibration off by 40°C. Recalibrated. Element functional.
Closed: 24 April | SLA: Compliant

WO-2025-013
Date: 28 April | Unit 2 | Tenant: T. Brennan
Category: Management Note | Priority: Standard
Description: Attempted contact with T. Brennan (Unit 2) re: water leak affecting Unit 1. Three phone calls (28 April, 2 May, 8 May) — no answer, voicemail full. Two emails — no reply. Door knock 8 May — no answer. Letter placed under door 9 May.
Status: Ongoing — unable to schedule access

WO-2025-014
Date: 6 May | Unit 5 | Tenant: K. Marsh
Category: General Maintenance | Priority: Low
Description: “There are still items belonging to the previous co-tenant in storage cage #5 in the basement. Boxes, a bicycle, and some framed pictures. Can you issue a 14-day notice for collection and then arrange removal?”
Resolution: 14-day notice issued to D. Marsh at forwarding address on file. Items not collected within notice period. Disposed per Uncollected Goods Act.
Closed: 24 May | SLA: Compliant

WO-2025-015
Date: 19 May | Unit 3 | Tenant: J. Okonkwo
Category: General Maintenance | Priority: Standard
Description: “There’s a bad smell in the second-floor hallway, strongest near Unit 2’s door. I knocked a few times this week but no one answers. Might be a plumbing issue? Also noticed the mail is piling up in their box downstairs.”
Action: Forwarded to property manager. See WO-2025-016.
Closed: 19 May

WO-2025-016
Date: 2 June | Unit 2 | Tenant: T. Brennan
Category: Emergency Access | Priority: Emergency
Description: Emergency access to Unit 2 authorised by property manager under s. 62(3) — urgent repairs and risk to adjacent property. Plumber and PM attended 2 June, 10:00 AM.

Findings:

Kitchen cold tap left running at low flow. Estimated duration based on water damage: 6–8 weeks.
Significant mold growth on bathroom ceiling and bedroom wall (west-facing).
Mail accumulation inside front door: approx. 4 months (earliest postmark: 3 February).
Fridge contents spoiled. Refuse in kitchen.
Personal belongings present: clothing, books, some furniture. Bed unmade. Laptop on kitchen table, closed.
Unit appears unoccupied for an extended period. No signs of forced entry or disturbance.
Air quality: poor. Windows closed, no ventilation.

Action: Tap turned off. Windows opened. Owner and police notified per duty of care obligations.
Status: Open — pending welfare check outcome

WO-2025-017
Date: 8 June | Unit 2 | Tenant: T. Brennan
Category: Management Note | Priority: N/A
Description: NSW Police welfare check completed. Tenant located in Queensland — confirmed alive and well. Tenant declined to return to property or arrange access for belongings. Verbal confirmation of intent to vacate. Tenant asked that personal items be “left for now.” Advised that items would be stored for 28 days per policy.
Action: Formal termination notice issued per s. 100 (abandonment of premises). Bond applied to arrears and remediation costs.
Closed: 8 June

WO-2025-018
Date: 18 June | Unit 1 | Tenant: S. Nguyen
Category: Plumbing / Structural | Priority: Standard
Description: Ceiling repair — water damage from Unit 2 leak (see WO-2025-011, WO-2025-016). Ceiling replastered, treated for moisture, repainted. Bathroom exhaust fan inspected — operational.
Closed: 22 June | SLA: Compliant (from date access was obtained)

WO-2025-019
Date: 24 June | Unit 4 | Tenant: E. Petrova
Category: Appliance | Priority: Standard
Description: “The machine that does the clothes isn’t draining properly. It stops in the middle.”
Resolution: Drain pump filter blocked (coin and hair clip). Cleared. Tested through full cycle.
Closed: 26 June | SLA: Compliant

WO-2025-020
Date: 1 July | Unit 2
Category: Remediation | Priority: Standard
Description: Deep clean and mold remediation. Full scope: mold treatment (bathroom, bedroom wall), carpet removal (damaged beyond cleaning), kitchen deep clean, pest treatment, full repaint all rooms. Tenant bond applied: $1,480. Remaining cost to owner: $2,160.
Closed: 18 July | SLA: N/A (vacancy works)

WO-2025-021
Date: 18 July | Unit 2
Category: Make Ready | Priority: Standard
Description: New tenancy preparation. New carpet (living room, bedroom), replace kitchen tap assembly, patch walls (12 holes — previous tenant’s picture hooks), replace all smoke alarm batteries, install new shower curtain rod, general touch-up paint. Cleaning certificate issued.
Note: Personal items belonging to T. Brennan stored in basement cage #2 for 28 days per policy. Storage period expires 6 July. Items uncollected. Disposed 8 July.
Closed: 22 July | SLA: N/A

WO-2025-022
Date: 21 July | Unit 4 | Reported by: N. Petrova (emergency contact)
Category: General Maintenance | Priority: Urgent
Description: “I’m Elena’s daughter. Mum had a fall in the bathroom last Tuesday but didn’t tell anyone — I found out when I visited on the weekend and saw the bruising. She’s okay but I’d like to get grab rails installed next to the bathtub and near the front door steps. Can this be done this week? Also, is it possible to get a non-slip mat permanently fixed in the bath? She says she’s been meaning to request this ‘for a while’ but I don’t see any previous tickets.”
Resolution: Grab rails installed (bathroom x2, front entry x1). Non-slip strips applied to bathtub floor. Front step painted with anti-slip coating. Owner approved all modifications — no tenant cost.
Closed: 25 July | SLA: Compliant (urgent — 4 days)

WO-2025-023
Date: 28 July | Unit 5 | Tenant: K. Marsh
Category: Noise Complaint | Priority: Low
Description: “Unit 3 is playing piano again until past 9pm. I realise the by-law says 10pm but I get home at 6 and it’s constant from then until 9:30. I just want some quiet in my own home.”
Action: PM spoke with Unit 3 tenant. See WO-2025-024. No by-law breach — practice ceases by 9:30pm as agreed. No formal action. Tenant advised of mediation services.
Closed: 30 July | SLA: Compliant

WO-2025-024
Date: 30 July | Unit 3 | Tenant: J. Okonkwo
Category: Noise Complaint (Response) | Priority: N/A
Description: PM phoned tenant re: latest complaint. Tenant’s response (paraphrased): “I understand it’s frustrating. I’ve kept to the 9:30 cutoff since February. The acoustic panels have helped — I had a sound meter reading done and it’s within council limits at the source. I don’t know what else I can do. This is my livelihood. I’ve offered twice to introduce myself and talk about scheduling but the tenant hasn’t wanted to. The offer is still open.”
Action: Noted. No breach identified.
Closed: 30 July

WO-2025-025
Date: 4 August | Unit 2 | New tenant: L. Kovacs
Category: Move-in Inspection | Priority: N/A
Description: Move-in inspection completed with new tenant. All items from make-ready scope verified. Tenant signed condition report.
Tenant query: “Has there been any history of water damage or mold in this unit? The paint in the bathroom looks very fresh.”
Response: “Recent maintenance was completed prior to listing, including fresh paint throughout. No current issues identified.”
Closed: 4 August

WO-2025-026
Date: 12 August | Unit 2 | Tenant: L. Kovacs
Category: General Maintenance | Priority: Standard
Description: “Small patch of discolouration on bathroom ceiling — circular, about 15cm diameter. Looks like it might have been painted over. Is this mold?”
Resolution: Inspected. Previous remediation appears adequate — no active mold growth, no moisture detected. Area photographed for monitoring. Tenant advised to report any changes.
Closed: 14 August | SLA: Compliant

WO-2025-027
Date: 19 August | Unit 1 | Tenant: S. Nguyen
Category: General Maintenance | Priority: Standard
Description: “Can you confirm whether the building has any asbestos-containing materials? We have a baby arriving in October and want to understand any risks. Happy to receive whatever documentation exists.”
Resolution: Asbestos register provided (last survey: 2017). Eaves and bathroom wall linings contain bonded (non-friable) asbestos — stable, no action required per SafeWork NSW guidelines. Full report emailed to tenant.
Closed: 21 August | SLA: Compliant

WO-2025-028
Date: 1 September | Unit 4 | Reported by: N. Petrova
Category: General Maintenance | Priority: Standard
Description: “Following up on the grab rails — thank you, those are great. Two more things: 1) Mum says the hot water ‘comes and goes’ but when the plumber visited last month she couldn’t describe the problem and said everything was fine. Could someone come on a Tuesday after 2pm when I’m there? I can explain what she’s told me. 2) Is it possible to put a sensor light in the hallway? She’s getting up at night and not turning the lights on.”
Resolution: Plumber attended 9 September (Tuesday, 2:30pm). N. Petrova present. Issue identified: tempering valve sticking intermittently. Replaced. Sensor light: owner approved. Installed in hallway and bathroom entry.
Closed: 16 September | SLA: Compliant

WO-2025-029
Date: 8 September | Unit 2 | Tenant: L. Kovacs
Category: Noise Complaint | Priority: Low
Description: “The tenant in Unit 3 plays piano most evenings from about 6pm to 9:30pm. I work early mornings and I’m in bed by 9. Is there any way to enforce quieter hours?”
Action: PM reviewed noise file. Unit 3 tenant complies with by-law (10pm) and voluntary 9:30pm cutoff. No breach. Tenant advised that current arrangements are within building rules. Mediation offered.
Note: This is the third noise complaint regarding Unit 3 in 2025 (see WO-2025-004, WO-2025-023). All reviewed — no breach in any instance.
Closed: 10 September | SLA: Compliant

WO-2025-030
Date: 22 September | Unit 5 | Tenant: K. Marsh
Category: Admin | Priority: Low
Description: “Can you confirm whether the lease has been updated to reflect a single tenant? I submitted the co-tenant removal form in June. My ex-husband has a new address and has signed the release. I need this finalised for other paperwork.”
Resolution: Lease variation processed. New lease issued in name of K. Marsh (sole tenant). Effective 1 October 2025.
Closed: 29 September | SLA: Compliant

WO-2025-031
Date: 1 October | Unit 1 | Tenant: R. Nguyen
Category: Lock & Security | Priority: Urgent
Description: “The window latch in the second bedroom (nursery) doesn’t lock properly — it slides open if you push it. Baby is due in 3 weeks. This needs to be fixed before then. I know I keep saying it but we really need it sorted.”
Note: No prior ticket on file for this issue. Tenant may have raised verbally — no record.
Resolution: Window latch replaced (both sashes). Window restrictor also installed per child safety recommendation. PM apologised for any prior communication gap.
Closed: 2 October | SLA: Compliant (urgent — next day)

WO-2025-032
Date: 14 October | Unit 4 | Reported by: N. Petrova
Category: Safety Concern | Priority: Urgent
Description: “Mum left the stove on overnight again. This is the third time since June — once I found a tea towel on the bench near a lit burner. I’ve bought knob covers but she takes them off because she can’t figure them out. I know this isn’t exactly a maintenance issue but I don’t know who else to tell. Is there something the building can do? An auto-shutoff or a timer on the gas?”
Resolution: PM consulted with owner. Gas cooktop isolation timer installed (shuts off gas supply after 2 hours continuous use). Tenant not charged. PM also provided N. Petrova with contact details for Aged Care Assessment Team (ACAT) and local council’s home support services.
Note: PM file note — “Concern for tenant welfare noted. Tenant has lived in unit since 1977 (48 years). Daughter is primary carer, visits twice weekly.”
Closed: 20 October | SLA: Compliant

WO-2025-033
Date: 22 October | Unit 2 | Tenant: L. Kovacs
Category: General Maintenance | Priority: Low
Description: “The walls between my unit and Unit 4 are very thin. I can hear the tenant talking at most hours — during the day, late at night. Sometimes it sounds like a conversation but I’ve only ever seen one person there. Also, her TV seems to be on constantly. I don’t want to file a noise complaint — she’s elderly and it’s not that loud. Just wondering if there’s anything that can be done about insulation between the units.”
Resolution: Walls are original 1968 single-brick construction — insulation retrofit would require significant work and owner approval. Not approved at this time. Tenant advised.
Closed: 24 October | SLA: Compliant

WO-2025-034
Date: 29 October | Unit 3 | Tenant: J. Okonkwo
Category: Safety Concern | Priority: Standard
Description: “Not sure this is a maintenance issue. I came home around 11pm last night and Mrs. Petrova’s front door was open — not just unlocked, fully open. I could see the hallway light on inside. I called out and she came to the door but she seemed confused about who I was. I’ve been her neighbour for six years. I closed the door for her and made sure it was locked. I’m a bit worried. Is there someone I should tell?”
Action: N. Petrova (emergency contact) notified. N. Petrova advised she is “aware and working on a plan.” PM file note updated.
Closed: 30 October

WO-2025-035
Date: 4 November | Unit 1 | Tenant: S. Nguyen
Category: Plumbing | Priority: Urgent
Description: “Our daughter was born on October 14 — thank you for the card. The hot water system is making a loud banging noise (water hammer?) that starts around 4am, presumably when the system reheats. It wakes the baby every time. Is there a way to adjust the heating schedule or reduce the noise? We’re not sleeping much as it is.”
Resolution: Pressure-limiting valve installed on hot water inlet. Heating schedule adjusted to 2am (completes before 3:30am, before light sleep phase). Banging eliminated. Follow-up call: tenant confirmed improvement.
Closed: 7 November | SLA: Compliant

WO-2025-036
Date: 11 November | Unit 4 | Reported by: N. Petrova
Category: Admin / Move-out | Priority: Standard
Description: “Mum is moving to Bupa Aged Care in Concord at the end of the month. We’d like to arrange the final inspection for November 28. I’ll be there to hand over keys and go through everything. She’s been in this unit since 1977.”
Resolution: Move-out inspection scheduled for 28 November, 10:00 AM.
Closed: 11 November

WO-2025-037
Date: 28 November | Unit 4
Category: Move-out Inspection | Priority: N/A
Description: Final inspection — Unit 4 (tenant: E. Petrova, tenancy commenced 14 March 1977).

Condition notes:

General: Unit in fair condition given 48-year tenancy. Well-maintained by tenant throughout. No damage beyond reasonable wear.
Walls: Extensive picture hook marks (50+ throughout unit). Yellowing behind where frames hung reveals original 1977 paint colour in several rooms. Living room has one section of wall where hooks are clustered densely — appears to have been a photo display area.
Kitchen: Original laminate benchtop, worn but intact. Original cupboard handles. Oven and cooktop in working order (gas timer recently installed, see WO-2025-032).
Bathroom: Original fixtures — pink ceramic bathtub, basin, tile. Grab rails recently installed. Non-slip strips in tub. All in good condition.
Flooring: Carpet worn along main traffic paths (hallway, kitchen-to-living-room). Clean.
Windows: All operational. Seals intact.
Smoke alarms: Tested, operational.
Other: Tenant has left detailed handwritten notes taped inside the kitchen cupboard above the stove. Notes describe building-specific maintenance information including: which taps need extra turns to seal, which windows stick in humid weather, that the pilot light in Unit 3’s wall heater goes out in strong westerly winds, where the mains water shutoff is located (behind the garden shed — “not where the diagram says”), and the name and phone number of “George, the plumber who knows this building.” Notes appear to have been added to over many years — multiple pen colours, some entries crossed out and updated.
Keys returned: 3 (front door, unit, storage cage).
Bond: Full refund recommended. No claims.

N. Petrova was present for inspection. Requested additional 24 hours to remove remaining personal items from storage cage. Approved.

Closed: 28 November

WO-2025-038
Date: 2 December | Unit 4
Category: Make Ready — Renovation | Priority: Standard
Description: Owner has approved full renovation of Unit 4 prior to re-listing. Scope:

Bathroom: full strip and refit (remove original fixtures, new tiling, new vanity, new shower over bath)
Kitchen: new benchtop, new splashback, reface cupboard doors, replace cooktop and oven
Throughout: new carpet, full repaint, replace all light fittings
Entry: remove grab rails, restore step to original condition
Remove all items left by previous tenant including handwritten notes in kitchen cupboard

Estimated completion: 6 weeks
Target re-list date: late January 2026

Closed: Ongoing

WO-2025-039
Date: 5 December | Unit 3 | Tenant: J. Okonkwo
Category: General Maintenance | Priority: Low
Description: “I understand the unit next door is being renovated. Could you let me know the expected construction schedule? I teach piano lessons from my unit on weekday afternoons and need to plan around any loud work.”
Resolution: Construction schedule provided (demolition: 8–12 Dec; tiling: 15–19 Dec; fit-out: Jan). Tenant advised loudest work will be the first week. Tenant thanked PM and said he would reschedule students to mornings for that period.
Closed: 5 December

WO-2025-040
Date: 10 December | Unit 5 | Tenant: K. Marsh
Category: Admin | Priority: Low
Description: Lease renewal — Unit 5. 12-month term commencing 1 January 2026. Single tenant: K. Marsh. Renewal processed. New rent: $520/week (increase of $20/week, CPI-indexed per lease terms).
Closed: 10 December

WO-2025-041
Date: 15 December | Unit 2 | Tenant: L. Kovacs
Category: General Maintenance | Priority: Standard
Description: “A crack has appeared in the plaster on my bedroom wall — the one shared with Unit 4. I assume it’s from the renovation work next door. About 30cm long, runs diagonally from the corner. Please inspect.”
Resolution: Inspected. Hairline crack consistent with vibration from demolition work. Photographed. Will be filled and painted once renovation is complete to prevent recurrence during ongoing works. Tenant satisfied with timeline.
Closed: 17 December | SLA: Compliant

WO-2025-042
Date: 19 December | Unit 1 | Tenant: R. Nguyen
Category: General Maintenance | Priority: Low
Description: “Small request — the communal garden tap at the back of the building has been leaking since about November. Also, completely unrelated: the previous tenant in Unit 4 had left handwritten notes inside the kitchen cupboard about how things work in this building. We had a copy that she gave us when we moved in three years ago, but it got water-damaged in the ceiling leak back in June. Do you know if any of those notes were kept during the move-out? They were really useful — things like where the mains shutoff actually is, and which windows need the trick with the butter knife.”
Resolution: Garden tap washer replaced. Re: notes from Unit 4 — no documents retained from previous tenancy. Unit has been cleared per renovation scope.
Closed: 22 December | SLA: Compliant

SUMMARY STATISTICS — 2025

Metric	Value
Total work orders	42
Emergency	1
Urgent	5
Standard	28
Low / Admin	8
SLA compliance rate	97.6% (1 non-compliant — WO-011, access delay)
Average resolution time	3.8 days
Noise complaints	3 (all Unit 3 — no breach substantiated)
Safety concerns	2
Tenant turnover	2 units (Unit 2: abandonment/relet; Unit 4: voluntary departure)
Occupancy at period end	5/6 (Unit 4 under renovation)
Tenant satisfaction survey responses	0 of 6 returned

COMPLIANCE DECLARATION

I certify that all maintenance and repair obligations under the Residential Tenancies Act 2010 (NSW) have been met for the above property during the reporting period. All urgent repairs were attended to within the prescribed timeframes. The property has been maintained in a reasonable state of repair, having regard to its age (57 years), character, and prospective life.

Signed: T. Gallagher, Property Manager
Horizon Strata & Property Pty Ltd
Date: 8 January 2026

[There is no field in the system for the fact that Mrs. Petrova knew the building better than anyone who will ever manage it. There is no category for a man who quietly offered twice to meet the neighbour who kept complaining about him, and was turned down both times. There is no checkbox for a woman whose lease once held two names and now holds one, who asked not to be in the room while the holes were filled. There is no flag for a tenant who vanished so gradually that it took four months and a water stain for anyone to notice. There is no metric for a building that lost its memory when the notes in the kitchen cupboard were thrown out per renovation scope. The system is 97.6% compliant. The one failure was a ceiling that couldn’t be fixed because no one could get through the door. Tenant satisfaction surveys were sent to all six units. None were returned. The system recorded this, too, and did not wonder why.]