Essential Services
1. Do I need to service ESM’s?
Essential Safety Measures (ESMs) are crucial because they protect occupants of buildings in emergencies like fire, providing time to exit safely and limiting potential harm. They are a legal requirement for most buildings and are designed to ensure that critical safety systems are functioning correctly.
Owners of buildings are legally obligated to maintain ESMs, and failure to do so can result in fines, legal action, and even voiding of insurance
2. What Frequency are the services required?
The frequency at which service and inspections are required depend on on the Essential Safety Measure being maintained. This can range from Monthly, 3 Monthly, 6 Monthly, Yearly, 5 Yearly, 10yearly, 25 yearly
3. Can I change my door lock?
Yes, installing a fire-rated lock on a fire door is permissible if the lock matches the fire rating of the door’s core material.
To comply with Australian Standards AS1905.1, fire doors and locks must meet specific requirements, including:
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Self-closing capability
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A latching-type lock
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A lever-style lock rather than a knob
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Installation height of 900mm to 1100mm from the ground
4. Can I install a digital lock?
Yes, same as above. installing a fire-rated electronic lock on a fire door is permissible if the lock matches the fire rating of the door’s core material.
To comply with Australian Standards AS1905.1, fire doors and locks must meet specific requirements, including:
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Self-closing capability
-
A latching-type lock
-
A lever-style lock rather than a knob
-
Installation height of 900mm to 1100mm from the ground
5. Can I install a security lock?
Please use this as a guide:
Australian Standard AS 1905.1: Fire Resistant Doorsets
Hardware installed must maintain the fire resistance value of the door set
AS 1905.1, a part of the Australian fire-resistant doorset standard, prohibits the use of certain types of security latches on fire doors, including those that could prevent the door from self-latching. Examples include chains, deadbolts, and swing bars. This is because these devices can interfere with the fire door's ability to close and seal automatically during a fire, compromising its fire resistance.
Elaboration:
The standard prohibits the use of security devices that could interfere with this self-latching mechanism, such as:
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Door chains:
These can be easily opened, allowing the door to remain partially open, which defeats the purpose of a fire door.
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Deadbolts:
Similar to door chains, they can be used to keep a door partially open and prevent it from automatically closing.
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Swing bars:
These can be used to hold a door open and can also damage the door frame or leaf.
AS 1905.1 allows for the use of security latches that do not interfere with the self-latching mechanism and do not pose a risk of impeding the door's fire resistance. These latches should be designed to provide security without compromising the door's ability to close and seal automatically.
It's important to note that fire doors must be readily openable by occupants seeking egress or by firefighters, and any device that impedes this can be a safety hazard. Therefore, AS 1905.1 emphasizes the importance of maintaining the fire door's integrity and functionality during a fire.
6. What insurance cover do i need to take out?
The Owners Corporation insurance (Body Corporate Insurance) does not include the contents, personal belongings or public liability of the individual apartment owners or occupants. Individual owners are advised to take out a personal contents policy, including personal legal liability cover.
7. How are Owners Corporation fees calculated?
The annual administrative fund and maintenance fund budgets required to meet the anticipated expenditure is divided by the lot liability for each apartment as shown on the registered plan of subdivision.
8. What does the Owners Corporation Manager do?
The Owners Corporation manager is responsible for the day-to-day operational management of the building, which includes guiding owners and committees in line with the Owners Corporation Act 2006 and Regulations, managing finances and preparing budgets, handling correspondence with members, contractors, and consultants, convening and conducting annual, special and committee meetings, issuing notices and minutes, raising levies based on approved budgets, preparing Owners Corporation Certificates for sales and managing disputes, including holding dispute resolution meetings.
9. What is a Maintenance Fund?
A maintenance fund or a sinking fund is the regular investment of funds to meet anticipated future capital expenditure of the property.
Building Management & Concierge
1. What is the Committee of Management?
Owners within the building elected by the members to represent all owners between annual general meetings and is elected at each Annual General meeting.
2. Why do we need a Committee for our Owners Corporation?
Tier 1, 2 and 3 owners corporations must elect a committee at the annual general meeting. Tier 4 and 5 owners corporations may choose to elect a committee.
3. Is there a minimum number of members required for a Committee?
Owners corporation committees must have at least three, but not more than seven members, unless the owners corporation resolves to increase the committee to a maximum of 12 members, through an ordinary resolution at an Annual General Meeting.
4. What are the functions and powers of a Committee?
The Committee of an Owners Corporation must act in accordance with the Owners Corporation Act and Regulations, enforce both the Special Rules of the Owners Corporation and the Model Rules under the Regulations and exercise all powers necessary to perform the corporation’s functions. Any resolution passed by the Committee within its powers is considered a resolution of the Owners Corporation; however, the Committee cannot make decisions on matters requiring a Unanimous Resolution, Special Resolution or a resolution passed at a General Meeting.
5. What are the duties of a Committee and Sub-Committee?
A member of a committee or sub-committee of an owners corporation must act honestly, in good faith, with due care and diligence, and in the interests of all members, while avoiding any improper use of their position for personal or others’ advantage. Their responsibilities also include monitoring the Maintenance Plan and reporting at the Annual General Meeting on works completed, works scheduled for the coming year and the funding required.