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Hi,
We recently had a gate installer contractor that deals with our Strata Manager (SM) write to the SM in regards to our main garage gate that has a motorised gate opener, stating they were writing to us for gates “that we feel do not meet Safety Standards”. The contractor also provided some alleged examples of overseas incidents occurring with gates, but I don’t feel they are particular relevant.
The SM went ahead without seeking Executive Committee approval and replaced the gate motor. The EC weren’t even aware of this, I am on the EC.
Of course overseas laws and standards most likely do not apply in Australia and NSW as we would have our own. I have written to our SM trying to find out more details about the safety standard the contractor mentions in their letter. I have asked the SM twice what the name of the standard is and to quote the relevant sections of the standard. The SM’s first response was that he didn’t have the standard, so I asked the SM to ask the contractor, again his response did not answer my questions.
Is anyone able to help with at least a name of standards that might apply in this case?
Thanks in advance.
Blueman
NSW
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Blueman – it sounds to me like a preferred contractor of your Strata Manager successfully touting for work, as the only relevant Australian Standard that I’m aware of is AS/NZS 4505:2012, and I think that relates more generally to design, construction, and installation on commercial/industrial sites than it does to safety specifically.
There are of course safety issues on all site-types that relate to impacts with objects (such as vehicles) and with manual override that are covered by auto-reversing, proximity sensors, and back-up power but so far as I’m aware those requirements would be addressed in Council guidelines, and where applicable by consents.
Try contacting your local Council for any current guideline requirements that they may have (carefully though so as not to invite site inspections), and more generally Standards Australia.
I assume that the contractor’s been paid? Mores the pity, as I’d be putting a motion to the next E/C Meeting to consider holding the Strata Manager responsible for that; if only to put the proverbial wind up him!
@Whale said:
I assume that the contractor’s been paid? Mores the pity, as I’d be putting a motion to the next E/C Meeting to consider holding the Strata Manager responsible for that; if only to put the proverbial wind up him!
Totally agree with Whale the SM shouldn’t be spending ANY money (unless budgeted for in the admin fund) unless it has been approved by the EC or OC. Some strata give the SM discretionary spending for emergencies but this is obviously not one of them.
Put a motion at the next meeting to ask the SM to refund the cost as it was unauthorized.
You’d need to check the latest version, but I think that most of the amendments and additions arose from the impacts of cyclone yasi (Qld) as opposed to from any operational safety issues.
Also, when you’ve been involved with the review of Australian Standards (as I have), and considering the numbers of “interests” represented on the panel, it’s quite common for the numbers of additional clauses to be disproportionate to the extent of actual changes to the Standard.
In my opinion, the more important issue is with the apparent autonomy of your Plan’s Strata Manager; your O/C needs to do something about that at the next AGM.
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