Re: REQUEST Why is information about fire safety issues serious water leaks in SP52948 top floor hidden from owners

Hi,

One month later, BCS Strata Management, EC members, and Caretaker seemingly still hide
information about major water leaks and pending repairs on top floor of Block A that
I requested be dealt with.

Second item: deliberate fire safety risks and lack of rectification of defective
fire protection and essential services in April 2016. I personally asked EC members,
to ensure professional rectification of documented issues.

It turns out that for number of years, my fire door (and looks like number of other owners)
was not properly certified after its replacement around 10-12 years ago, making my safety
and others endangered. My door is still not compliant!

BCS Strata Management was submitting results to City of Ryde without rectification work
fopr years.

My entrance never had a fire door compliance tag and the gap in various areas
exceeds the prescribed values (although the previous checks "assured"
us that it was relatively OK!?)

In certain places between our fire door and the frame at the head and the
stiles, the clearance is 7-8mm. In other areas, it drops down to 2-3mm.

I insisted on full report and replacement of the fire door on 20 April
if the information about the manufacturer's name, the year the door was
manufactured, fire rating, and the item's serial number could not be found
with 100% accuracy and the door was not meeting Australia standards.
To prove that you had it, I asked for a copy from original
strata files in that regard, which probably goes back at least 12 years.

I actually prevented the staff on 20 April 2016 to put a full fire door compliance
tag because they could not provide information required by law. I wonder if
other owners know their rights too.

I also require that BCS Strata Management provides me and all owners
with full report of current fire audit.

1. All fire doors must be installed in compliance with the current national standards
and requirements set out by the Building Code of Australia and the relevant
Australian Standards (AS 1905.1 and AS1530.4). Failure to adhere to these codes
can result in penalties, as well as additional costs in having to upgrade or fix your
doors or installation faults.

Some of the items to be recorded on the tag: the manufacturer's name, fire
rating/resistant level, owner's name, certifier's name, the year the door was
manufactured and the item serial number.

A Compliance Tag must remain on the door for the life of the door.

Correctly installing fire doors is a significant component of our building's fire
safety plan and is essential in saving lives and preventing extensive damage
in the event of a fire.

2. The information on the tags informs the history of the fire door.
It must show the manufacturer and the date the fire door was made.
It will also show the certifier and that the door complies to the Australian Fire
door and fire door frame standards.

This Standard of performance should be in accordance with AS1905 Part 1.

3. That means, under the provisions of the Environmental Planning and Assessment
Regulation 2000 (EP & A Reg.), owners corporation failed to meet legal obligation to
supply the local council and the Commissioner of the NSW Fire Brigades with a copy
of the current Fire Safety Statement listing the fire safety measures applicable to
our building and the Performance Standard relative to each.

4. A copy of the Fire Safety Statement must be supplied as soon as possible after
being issued to the owner. Together with copies of certificates and statements,
owners must also supply the Commissioner with a copy of the current Fire Safety
Schedule issued to the owner by the consent authority specifying the fire safety
measures that should be implemented in the building premises.

5. A copy of the Fire Safety Statement together with a copy of the current fire safety
schedule must be prominently displayed in the building. This has never been done
in SP52948.

The owner corporation, to which an essential fire safety measure is applicable by
virtue of a Fire Safety Schedule, must not fail to maintain each essential fire safety
measure in the building premises.

Owners and agents are responsible for the accuracy of details on the form and
must sign the form. However, without supporting evidence compiled by a properly
qualified competent person, it may be that the signatory leaves himself or herself
open to challenge.

6. Some of the requirements from the Australian standards:

* Only 3mm of clearance must be evident between the fire door and the frame
at the head and the stiles; if more than a 3mm gap exists, the fire door will
be non-compliant,

* No more than 10mm and no less than 3mm of clearance must be evident between
the fire door and finished floor; if more than a 10mm gap exists between the door
and floor, the door will not comply with Australian standards

* The sill of the opening must be made from a non-combustible product, such as
concrete,

* The locks or closing mechanisms on each door have been fire tested and certified
(remember, all fire doors must be self-latching); all furniture, handles and any other
fixture fitted to the door leaf with must be tested/ and certified locks must have a
127mm back set ,

* No deadbolts (or similar locks) are installed on any fire door; this goes against
the Building Codes of Australia is contrary to the Australian Standards and
will result in non-compliance.

On 11/04/16 19:29, SP52948 owner wrote:

Hi,

As announced in short EC meeting in March 2015, repair of concrete cancer
is finally going to happen, one and a half years after it was reported in
professional audit.

The other major repairs, apart from roof membranes in Block A and C,
lift replacements, and building painting, are not proceeding as per
recommended schedules.

One other makes me very worried, not only due to undisclosed
high costs pending, but the fact that investors and owners them are
probably not told about it (at leasts two of them on Level 7
in Block A have no idea about it).

See attachments and respond. Even NCB Plumbing is fed up with frequent
repairs an, knowing that they are only patching things up, not repairing it
properly.

For the sake of owners corporation and preservation of common funds, please
proceed with immediate maintenance and ensure that all owners are notified
about it.