Fire Safety Audit

Apparently sometime in 2017, a strata committee requested the preparation of report on our building's compliance with current (2016) Building Code of Australia (BCA). It seems that an initial report was issued in January 2018, and another version submitted in April 2019. The reason for requesting the report was not revealed and it is unusual to request such a report without an order from relevant authorities such as a Development Control Order (DCO). The SC is unaware of any such order for our building.
Both versions of the report make it clear that all parties are to recognise that there will always be deficiencies in existing buildings when comparing them to buildings built to current building codes.
During the period of preparation of the report, there were a number of changes to regulations including definitions for performance solutions and fire safety experts. There is an emerging profession of high priced fire safety engineers that promote consultancy services to help existing buildings to meet current standards for fire safety. The SC has met with such a professional to glean performance solution information related to our boundary with 46 Victoria Parade. A performance solution is viable without any structural changes, but documentation and complying development requirements would be disproportionately expensive.
The report does have a list of recommendations to be completed over a three year period including:

1. Access Panels to Fire-Resisting Shafts
2. Automatic Fire Detection & Alarm Systems
3. Emergency Lighting
4. Exit Signs
5. Fire Doors
6. Fire Hydrant System
7. Fire Safety Notices (Offences)
8. Fire Seals Protecting Openings in Fire-Resisting Building Elements
9. Lift Landing Doors Inspection Report
10. Portable Fire Extinguishers
11. Smoke Doors (Main Electrical Switchboard / Meter Board Enclosure)
12. Wall-Wetting Sprinkler/Drencher System
13. Warning & Operational Signs (Exit Doors)
14. Performance Solution Report by a C10 Accredited Fire Safety Engineer
15. Balustrades & Handrails
16. Upgrade Exit Door Hardware
17. Electrical Inspection Report
18. Gas Inspection Report
19. Non-Slip Stair Nosings
20. Lift Motor Room Hatch
21. Preparation of Drawings by an Architect

The report includes a cost estimate for individual recommendations totaling approximately $650,000. Half of this total is related to two recommendations: Fire Doors and Fire Hydrant System.
Since the report, the regulations have continued to evolve with some which seem favourable for existing buildings such as fire hydrant concessions for existing buildings.
Many of the recommendations would be intrusive to various areas of the building and it would be prudent to coordinate any building aesthetic improvements with fire safety recommendations. For this reason, the SC has postponed consideration of internal building improvements until discussions on this matter with the OC. The SC has been preparing a Fire Audit Considerations document to help sift through the extensive and convoluted jargon in the report. The intent is to simplify highlighted topics into Strata member friendly language that can be used to inform a master plan with a 10 year capital works plan and aesthetic vision.
The SC wishes to assess the views of all OC members on a path forward for our response to the report. There are various options for the path forward such as:

• contracting a fire safety engineer to implement all the recommendations within a three year period (~$650,000 special levy); or
• progressively addressing issues of significant safety benefit (e.g. fire doors and portable fire extinguishers) in alignment with improvements to our building.

The strata committee is looking forward to the relaxation of social restrictions to allow the opportunity to discuss these considerations with all OC members.