Fire Safety FAQs
What is an Essential Fire Service ?
An Essential Fire Service is a statutory Fire Safety Measure that has been incorporated into a building to protect the occupant in the event of Fire eg: Fire doors, smoke alarms, emergency lighting, illuminated exit signs, emergency evacuation plan.
Here is a list of Essential Fire Safety Measures that you may have in your building:
Statutory fire safety measures
- Access panels, doors and hoppers to fire-resisting shafts
- Automatic fail-safe devices
- Automatic fire detection and alarm systems
- Automatic fire suppression systems
- Emergency lifts
- Emergency lighting
- Emergency warning and intercommunication systems
- Exit signs
- Fire control centres and rooms
- Fire dampers
- Fire doors
- Fire hydrant systems
- Fire seals protecting openings in fire-resisting components of the building Fire shutters
- Fire windows
- Hose reel systems
- Lightweight construction
- Mechanical air handling systems
- Perimeter vehicle access for emergency vehicles
- Portable fire extinguishers
- Safety curtains in proscenium openings
- Smoke and heat vents
- Smoke dampers
- Smoke detectors and heat detectors
- Smoke doors
- Solid core doors
- Standby power systems
- Wall-wetting sprinkler and drencher systems
- Warning and operational signs
Where is the information needed in order to do a Fire Upgrade Assessment on my Building?
The Building Code of Australia 2010 is referenced in the upgrade letters.
The BCA 2010 uses Australian Standards for further reference in order to describe how the Essential Fire Services is to be installed in the building and to what level of Maintenance is needed.
For example: the building is to be provided with a system of emergency lighting (essential fire service) and illuminated exits (essential fire service) in accordance with Part 4 of the Building Code of Australia and Australian Standard: AS 2293.
Note: A CD ROM copy of the BCA 2010 can be found at Manly Library and is on access for the public use as a free service.
Should I wait for Council to order a fire upgrade?
No - The owner is responsible for the building and its ongoing maintance. Council is available for advice on fire upgrade work.
Who is responsible for the safety of the occupants/tenants in a residential building?
The Owners of the building are responsible for the occupants of the dwelling. They have a Duty of Care to ensure that the persons renting, residing or occupying the dwelling are adequately Warned and Protected from fire and they have a Safe Passage of Egress from the effects of the fire to open space.
What are the steps needed to organise the fire upgrade?
Outlined below are the steps needed get the fire upgrade underway.
Step 1
You have identified that your building needs to upgrade the essential fire safety services to protect the occupants. At this stage you need to liase with Council to determine the level of upgrade needed.
Step 2
After an agreement has been reached, on the level of upgrade required, between a representative of the body corporate and Council's fire safety officer, then the owners' representative should take the information to a suitably qualified person to arrange a quotation for the supply and installation of the works.
Step 3
The Owners Corporation must then agree on raising the money or releasing the fees from the sinking fund to get the works done. A time frame in which the works shall be done, will be discussed between Council's fire safety officer and a representative fo the Owners Corporation.
Step 4
Only after the Owners Corporation have a legally binding contract for the installation of the services, can the works proceed.
Step 5
After the works as outlined in the fire upgrade notice or order have been completed, a representative from the Owners Corporation, the contractor and Council's fire safety officer will inspect the works and sign off the fire upgrade as being complete.
Step 6
The Owners Corporation will then furnish Council with a Annual Fire Safety Certificate formally known as a Form 15A every year to certify that the essential fire safety measures installed in the building are in good working order and able to function as their original installation standard.
My Dwelling is Heritage Listed, does it still need the Fire upgrade?
Yes - there are Special requirements for the Fire upgrade of Heritage Buildings. Council's Heritage and Fire Officers can assist in achieving the desired outcomes whilst retaining the Heritage value of the building. This may be achieved by engaging the services of a Fire Consultant to give specific professional advise and the solutions associated with the fire upgrade of the building.
Can I organise an Fire upgrade on my Units, Townhouses, Duplex and Mixed Commercial Residential?
Yes - There are two (2) types of Fire upgrades Voluntary and by Council Order.
Once owners identify that their building/ complex does not have Essential Fire Services installed in their building to adequately , Warn, Protect and offer a Safe Passage of Egress to the occupants of the building in the event of fire, they may liase with council Fire Safety officer to advise and help in achieving an acceptable level of Essential Services needed to protect the occupants in the event of a fire.
Where council has identified your building as not being able to meet the current Esafety standards. Council will forward to you as the owner, Secretary of the Body Corporate or addressed to the Strata Manager that you need to address the issues stated in that letter within the specified time frame and attend a meeting with a Councils Fire Safety Officer in order to address the concerns . If you fail to address the stated issues within the time frame as stated in the letter then Council shall proceed to an Order No 6 Under Section 121 B of the Environmental Planning and Assessment Act 1979.
The reason for the Order will be:
Provision for fire safety or fire safety awareness are not adequate to prevent fire, suppress fire or prevent the spread of fire or ensure or promote the safety of persons in the event of fire.
As outlined above the issue of fire safety is important!
Councils have been given the ability to enforce these regulations. Council first instance seeks the co-operation of the building owners in achieving the necessary upgrade, rather than proceed to enforcement or legal action.
Who can do the work required?
It is the responsibility of the Owner or Body Corporate to instruct a suitable qualified principal contractor to undertake the upgrade and supervise the work.
Council has provided this information as a guide to give advice to property owners and the general public, all work should be supervised by a suitably qualified person along with the approval of Councils Fire Safety Officer.
How long will Council give us to do our fire upgrade?
Council will assess the threat to individuals in the dwelling and determine the fire upgrade level that is needed. After the assessment has been made they will determine an appropiate time frame in which the works as outlined shall be implemented and certified.
What are the cost associated with the fire upgrade of buildings?
Councils experience show costs vary in range from $1500 per unit.
Cost associated with the fire upgrade works will increase in relation to the level needed in order to bring the building into compliance with the relevant legislation and Australian Standard.
Where do I Find someone to do this type of work?
Council cannot recommend any individuals or companies who carry out the work but advise people to look in the yellow pages under FIRE PROTECTION EQUIPMENT AND CONSULTANTS.