Fireproof your property with body corporate fire safety
No compromise when it comes to fire safety and protecting lives
While most buildings do not experience serious fires, this can lead to complacency about maintaining adequate fire and evacuation plans, keeping evacuation routes free of obstruction, and maintaining fire safety equipment and installations. Make sure that your body corporate property has adequate fire safety
PICA Group helps to address 2 main questions when it comes to body corporate fire safety:
If a fire does occur, the risk to occupants and attending fire officers can be dramatically increased if people cannot get out of the building within a reasonable time frame because the proper maintenance regimes are not in place.
All bodies corporate has fire safety obligations to ensure their building has the appropriate safety standards for building occupants, and their fire safety installations are effective in the event of a fire. Heavy penalties apply for non-compliance of body corporate fire safety.
What are the body corporate fire safety obligations?
The Building Code of Australia sets out the definitions of the different classes of buildings. Bodies corporate must ensure the following compliance requirements are met annually:
- All fire safety installations must be tested and maintained
In Queensland, a fire safety installation is the term given to fire safety measures and includes:
– Structure features such as fire windows, fire doors, dampers
– Fire protection systems such as sprinklers, and stairwell pressurisation systems
– Firefighting equipment such as fire extinguishers, hydrants, and reels
– Occupant safety features such as fire signage, emergency lighting and vehicle access
All bodies corporate must ensure all fire safety installations are maintained. The Building Fire Safety Regulation 2008 sets out the penalties for non-compliance with the code – up to 30 penalty units.
- An occupiers statement must be completed
An occupiers statement is a summary of the testing and maintenance performed on the fire installations.
The various licensed providers that are engaged to maintain the fire equipment within the building, provide an Annual System Condition containing details of all testing and maintenance work completed on an item. The details of each report are entered into the occupiers statement, is signed by a representative of the body corporate, and a copy is sent annually to the Queensland Fire and Emergency Services (QFRS).
- Ensure evacuation routes are clear and safe
Evacuation routes must be managed so that they are always available, not obstructed and well signed. The evacuation routes of a building are outlined in the body corporate fire and evacuation plan and diagrams. Paths of escape must always remain compliant and inspected at least annually.
– The Building Fire Safety Regulation 2008 specify that:
– Evacuation routes must be kept free from obstructions
– Locks and handles on any doors on the evacuation route must be compliant
– Evacuation routes must be kept isolated (not alterations are permitted to any ventilation or air conditioning system that allows air flow onto an evacuation route).
- The body corporate fire safety evacuation plan must be reviewed annually
Fire and evacuation plans must be produced by someone licensed with the Queensland Building and Construction Commission and be kept onsite with a copy also kept off site (usually with the body corporate manager or building manager).
- Appointment of an evacuation co-ordinator
The appointed co-ordinator must live in the building, and complete quarterly Fire and Evacuation training.
- An evacuation practice must be performed annually
Evacuation practices must be carried out annually in any building not classified as a class 1a building (a single detached home).
- All records/documents must be stored for easy referencing
Fire records and accompanying documents must be kept on site and available for QFRS inspection, and a copy of records must be also kept off site.
Records required to be stored include:
– Fire and evacuation plan
– Training records
– Evacuation practice record
– Records of maintenance
– Occupier statement
– Certificate of classification.
What happens if the body corporate is found to be non-compliant?
Recent tests have shown that fires in modern buildings burn at a rate eight times faster than 50 years ago, so it is vitally important that bodies corporate take fire safety seriously and ensure their building is always compliant.
Besides the heavy penalties imposed by Building Fire Safety Regulations, bodies corporate should also consider the other implications for non-compliance such as:
- The fine would be an expense that is not budgeted for and in that event, a special levy may be required
- Insurance cover, including office bearers’ liability, may not cover fines imposed
- Insurers that are made aware that a body corporate had been fined for non-compliance may decide to decline to renew the insurance policy or set the premium to take account of any perceived increased risk
- If a fire occurred and it was evident that the fire safety systems were not maintained, the body corporate may be open to liability, and the insurance may be voided for failing to comply with fire safety legislation, leaving owners to pay for the cost of rectification works.