EC has a false sense of security

Flat Chat March 24 2012 EC has a false sense of security.

This seems to be a common issue, but has two answers the one given is commonly the only one addressed.

The issue answered is for building enhancement and the associated
cost issues.

But the reality is most buildings where originally fitted with locks that may have been only operational (lockable) for a short time (during construction).

The main reason for making the locks inoperational or in some instances removed are the issues addressed in the answer stating the inconvenience and the lack of an intercom system and the expense to fit one.

If the building did have locks fitted at the time of registration as a strata plan, the strata acts states that the locks should be kept in good and operational condition.

If this is the case only a unanimous decision by all owners can downgrade the building features like the removal of features like security.

If the door lock has a key hole and is now in operational or there is evidence that the locking feature has been removed it is a maintenance issue and no justification for maintenance is required nor can the downgrade be justified under any circumstances outside a unanimous owners vote.  

Typically this issue are hidden under maintenance but can be seen under the expenses of purchasing new (unlockable) locks commonly associated with replacing a “round” handle with a “leaver” handle under fire (exit) safety.
 

It seems to be a common issue where features has been removed without any documentation and later when an owner requests the reinstalment of the feature it is treated as a new feature and rejected as not economical to implement.

Asking for perceived new expensive features that may not be wanted by some seems a waste of time and effort.

The clever way may be to formally ask for a vote for the removal of the feature installed as built and present when registered as a strata plan and as you would vote against it would not succeed as it does not achieve unanimous status.  

As not maintaining and prevention of maintenance is an criminal offence it may quietening the loud opponents in the EC that commonly thinks security starts at the entrance of a lot.  

Finally if the locks are maintained as required, it is likely that an intercom system would be installed sooner than later.  

Or have I got it totally wrong?

As a service provider in the electronic security industry with much experience in the strata environment, I'd be more than happy to provide you with some site specific recommendations and an estimate of costs associated. In addition to the access control and intercom requirements, we are also able to perform any additional work that may be required to facilitate the desired outcome. (In older buildings, the front door, frame and adjacent window/s are often replaced as part of the “security building upgrade” if they are past their prime. For a door to automatically close and lock reliably, the door needs to close unimpeded every time).

Wireless intercom solutions were mentioned, but my advice would be to stay with a hard wired system for reliability and serviceability. Although a wireless system may have a lower installation cost, the actual equipment will be much more expensive than wired, and the technology is far from perfect.

In terms of price, I think you'll find that it's not all that bad, particularly with fifteen owners to share the cost. It's much more of a hurdle when there are only three or four units in a block.

Another way of achieving greater value for money is to incorporate other work into the same project. If we're going to be running a cable to every unit anyway, then the cost to pull an extra cable in for NBN connectivity, a CCTV system or pay TV is a small addition now, but will save tens of thousands of dollars compared to separate projects.

All this talk of changes to common property, meetings and votes … does that mean that we would need to put a vote to owners before the EC can change the external doors to self-closing and locking?

I recently posted a query in relation to a slightly different issue arising from this change in security to our building but hadn't thought to ask about the validity of changes without votes!