RSL Centre CTS 4859

"Thank you for the opportunity to address the committee today.

"I want to start by acknowledging the work this committee does on behalf of the scheme, and to state clearly that my intention today is to be direct, transparent, and constructive.

"I commenced my stewardship at CTS 4859 on 22 September 2022. Over the past three years, working alongside the committee, our stewardship delivered a verifiable Self-Performance Review backed directly by audited books:

• Total Scheme Net Assets: Grown to an all-time peak of $542,412.51 (Network Pacific Audit, 29/07/2026).
• Sinking Fund Reserve: Reached $445,838.73, with $317,391.22 in liquid unencumbered cash at bank.
• Commercial Tenancy Occupancy: Increased from 10 vacant shops up to 95.8% occupancy (23 of 24 lots tenanted).
• Special Levies Called: Exactly $0.00 — all capital works funded from ordinary operating budgets.
• Commercial Builder Margin Savings: Saved CTS 4859 over $100,000.00 by project-managing under my personal builder licence and waiving head-contractor margins.

"I also want to be clear about the scope of what I am personally licensed to provide. My QBCC Open Builder Licence (#7172571) covers low-rise building, carpentry, site supervision, and shop fitting. Works falling outside that scope — plumbing, drainage, or electrical work — legally require separately licensed and insured trades, regardless of who oversees a project. That is why Dux properly engaged SmartCorp Plumbing, Jemtech, and Southcut. I did not carry out drainage works myself, nor did I engage SKM Property Services. Questions about uncertified drainage work outside my licensed scope, carried out by an unlicensed contractor I did not engage, cannot be treated as questions about my performance.

"I hold an unblemished QBCC Open Builder Licence (#7172571) spanning over 40 years of commercial construction experience. Following the independent Buildcheck Condition Report identifying over $150,000 in required BRS works, I agreed to project-manage specialized trades directly under my builder's license — saving the scheme over $100,000 in commercial head-contractor margins and waiving the standard 10% builder's margin in good faith.

"Two specific maintenance matters have recently been questioned: the ground-floor commercial restrooms, and the 11kV high-voltage substation door.

"On the restrooms: the amenities were in a state of biohazardous squatter decay with negative floor falls causing sewage pooling, violating Australian Standard AS 3740-2021. We diamond-ground the slab, re-screeded positive falls, installed certified polyurea tanking membrane, fitted 5 new commercial Caroma suites via SmartCorp Plumbing, and installed custom joinery. The total direct rectification costs equal exactly $78,021.67 across 7 master invoices, 100% substantiated by $22,162 in materials, $29,501 in licensed trades, and 679 hours of trade labour at a modest $38.82/hr. The rumour of a $27,000 alternate quote is unverified hearsay without engineering scope that would have failed public health standards.

"On the 11kV substation door: during a basement overflow, a committee member demanded forced entry into the energized 11,000V Energex transformer room. Entering that chamber without isolation carries an immediate, fatal arc-flash electrocution hazard. I halted unauthorized entry in compliance with the Queensland Electrical Safety Act 2002. When unlocked under committee direction, the 40-year-old corroded hinges collapsed. The member entered the energized vault contrary to warnings. My immediate action was to cordon off the area to protect human life, followed by precision welding of heavy-duty industrial barrel hinges and dual deadlocks.

"I want to be clear on our legal standing: no one has raised a breach of contract against me, and no claim has been made that any works were defective. Every single invoice followed proper procedure: authorized by Chairman Ben Thiel, inspected against physical works on site, approved, and paid in full months ago. Under the BCCM Act 1997 and the doctrine of estoppel and accord and satisfaction, settled transactions cannot be reopened retrospectively.

"Furthermore, Dux waived the standard 10% commercial builder's margin on materials and trades in good faith. If this committee insists on reopening settled accounts, Dux formally reserves its legal right to counter-claim that 10% builder's margin retroactively, which exceeds +$27,000 in immediate scheme liability. In addition, defamatory assertions alleging 'unlicensed works' or 'fraud' against a 40-year QBCC Open Builder are actionable under the Defamation Act 2005 (QLD), and legal Concerns Notices have been prepared.

"My genuine hope is that today's presentation of undisputed, audited facts resolves this matter fully so we can continue protecting the scheme's assets."