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Hi, my partner and I have just moved into a block of units in Sydney’s eastern suburbs. It’s a small block of 9 units, no lifts…and there has never been a fire assessment conducted, the building was built circa 1960. Is this normal? As a new owner, what is there that we need to do to ensure the building meets its fire compliance obligations.
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In a building that age that has never had a fire safety inspection, I’m guessing that your neighbours live in mortal fear of the council coming round and issuing a fire ordinance order which could cost tens of thousands of dollars in sprinkler systems and whatnot.
But it sounds like you aren’t on anyone’s radar … yet.
You could start by insisting that everyone installs a smoke alarm in every room (required by law) or you could make yourself the most hated person in the building and call the council and ask for their opinion. Maybe you could use the threat of the latter to ensure the former.
Or you could just wait for the fire.
Tough call, but sooner or later someone has to start making grown-up decisions.
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Jimmy said:“issuing a fire ordinance order which could cost tens of thousands of dollars in sprinkler systems and whatnot….You could start by insisting that everyone installs a smoke alarm in every room (required by law).”
I just wanted to point out that smoke alarms are not required in every room, for most single story apartments one is likely all that is required.“For apartments, blocks of flats (Class 2 buildings) and residences over shops or caretaker flats (Class 4 parts of buildings) smoke alarms are required on or near the ceiling in the following areas in each flat or unit:• in every corridor or hallway associated with a bedroom, or, if there is no corridor or hallway, between the part of the unit containing the bedroom and the rest of the dwelling, and• in any storey not containing bedrooms. In these storeys smoke alarms should be located in the path of travel most likely to be used by those evacuating the unit.” (1)
Also pretty sure a 9 apartment building would not require sprinklers; I do not remember the exact specifics but I have a recollection (maybe from flat chat itself) that it might be required for new buildings above 6 storeys.However I do agree a fire ordinance order could easily be tens of thousands or more. For example.-for new apartment fire doors (or remediation of the existing ones for deadbolts, doors closers, gaps etc.– emergency exit signage and lighting– non slip stair edging– other fire compartment issues such ceiling or party wall penetrations– since the council can do pretty anything in the fire ordinance, if current BCA has requirements for hardwired fire alarms – my understanding they could order that as well; even though a private certifier may have found the standard self installed battery powered ones adequate.You are only required to have sprinkler systems if the building is over 25 metres in height.
One smoke alarm in a lot will comply usually.
@scotlandx said:
You are only required to have sprinkler systems if the building is over 25 metres in height. One fire alarm in a lot will comply usually.Fire alarm or smoke alarm? I assume you meant “smoke”. FYI we have two in our two-bedder. One in the hallway and one in the main bedroom.
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Oops have corrected it. In an apartment you are required to have an alarm in every corridor or hallway associated with a bedroom.
If it is a 60s building someone in the near future will renovate. If it involves structural changes it will need a DA. The council will ask for a copy of the fire certificate as part of the DA process.
In many blocks this is the trigger to start the fire assessment process.
I would bring this up with the committee. If you have a strata manager start with them. The strata manager would have no doubt already gone down the fire compliance path in other buildings. Yes it is a cost but it has to be done.
Good Luck!
When we asked our Council if they have a specific form to be completed by the Fire Safety Assessor we were told that the Council does not have a form and in any case does not demand compliance as they do not have the resources. We then heard about a Council that had just employed a “ compliance officer” and the first thing the officer did was require all Strata schemes in the area to submit their fire report. Those that didn’t have one were required to undertake a range of safety work which has cost them thousands. As a result we have booked our fire safety inspection. Interestingly, the Strata Manager did not know about this requirement.
I am in an early 1990s block, 4 levels with ground floor parking/storage and 3 levels with 21 units.
As built, the fire “protection” comprised a hose reel on the ground floor connected to the domestic water supply.
Following a fire in the storage area about 12 years ago, the council served orders requiring a 100mm mains riser with hydrants on each level, and an extension of the hose reel system to each level. An automatic diesel powered booster pump and fire brigade booster connections had to be installed for this system. Also, each unit had to be fitted with hard-wired mains powered smoke detectors.
An inspection has to be carried out every 12 months by a certified inspector, who lodges a statement with council.
Hi there, Seems a lot involved in this type of project, and I have a question please? On replacement of fire doors, can anyone please recommend where to source them? A friend is looking for a good firm to advise them. Much obliged any ideas, thank you.
I’m sure Google would find you suppliers or fire protection specialists in your area.
I found it useful to go onto the Fire and Emergency department site in our state QFES and read the ‘fire and safety’ requirements.
In Queensland it is recommended:
1. Annual fire and safety audits conducted by QFES or licensed contractors.
2. Smoke Alarms (the electrical type)
3. Variations exist for different types of buildings.
Qld Site: qfes.qld.gov.au – building safety