Fire safety and regulatory compliance is a key responsibility for strata owners, through the owners corporation (body corporate) committee and the strata manager. Strata owners have a legal obligation to ensure the safety of residents, tenants, staff, contractors and visitors to apartment buildings and other strata type properties.
Under the requirements of the NSW Environmental Planning and Assessment Regulation 2000, from the 1st July 2020, the owners of an apartment building or other strata must ensure that all strata fire protection measures gets assessment and endorsement by an Accredited Practitioner (Fire Safety). This is what we call the Annual Fire Safety Statement (AFSS).
Following the assessment and endorsement a copy of the Annual Fire Safety Statement (AFSS) or Fire Safety Certificate has to go to Council and the NSW Fire Brigade. A copy of the statement or certificate must also be on prominent display in the apartment building.
Redmen Fire Protection has a dedicated strata fire protection and safety division. Go to our page on this strata offer.
The Fire Safety Certificates and Annual Fire Safety Statements can only have sign-off by the owner or his agent and not by the Accredited Practitioner Fire Safety technician. This places an immense legal obligation on the signer.
This responsibility of a person such as the committee Chairperson of a strata scheme means that peace of mind for many volunteer committee members is paramount when it comes to taking on this strata fire protection responsibility. You can speak to a strata insurance professional about Office Bearer’s Liability. However, it’s best to make sure that the job is done right by fully certified fire protection professionals.
Strata fire protection starts with any new construction or significantly altered building needing the issuance of a Fire Safety Certificate. This lists all fire safety measures for the property. This requires the input of a registered fire safety professional (formerly known as competent fire safety practitioners), and then goes to your local council for approval. This document was formerly known as a Form 6 or Form 15 Certificate.
Additionally, a Fire Safety Schedule (FSS), which lists all the measures, such as fire protection systems and equipment, is required for the property in question and the level or standard needed for each of those. It will detail the Building codes, Australian Standards, or other requirements that the fire safety measure require compliance with.
Your AFSS will require that an accredited person assesses, tests and services every item on your FSS.
A council inspection can result in an FSS. If they have the data on file, then a records request means that they can issue an FSS. Accredited certifiers including certified fire protection professionals can also issue Fire Safety Schedules.
You must get a Strata Annual Fire Safety Statement on the anniversary from the date on which you obtained and submitted the initial Fire Safety Certificate to council. This initial certificate comes in response to a:
If you do not submit a Fire Safety Statement to Council on an annual basis and it has not been submitted to Council within the past 12 months, it is now overdue. You must now submit it to Council as soon as possible to avoid a fine and/or legal action.
You must also display the statement in a place on the property which is accessible to council or Fire and Rescue NSW officers.
We can also do partial AFSS for those strata properties that have outstanding issues. For example, that means when there are different fire items that needs sign off and of say 5 items, 4 are compliant and 1 is not, then we can sign off the 4. So, if
All except fire doors are up to standard, then we sign off on compliant items but not the doors. This partial AFSS may buy you time to resolve the non compliant issue.
Fire safety measures are systems, equipment and protocols that protect people and property when an uncontrolled fire occurs. Redmen can supply, install and maintain these measures, which include:
In the initial stages of any strata development, we can also advise on passive fire construction (fire stoppers) or Passive fire protection (PFP). This depends on compartmentation of fire and preventing collapse through structural fire resistance. Some include fire-resistant construction materials in this category.
Every strata property requires its own unique blend of fire safety measures. There are special requirements for properties with special uses, such as boarding houses. New buildings and vacant properties may also differ from the norm . We provide a customized design that fits your property’s needs.
Our low cost fire protection maintenance package will then take care of most of your fire safety needs in the future.
We have insight into the expectations of strata management companies and body corporates. To this end, we have developed and will deliver a strata specific package that is more attractive than our competitors.
We recently formed a joint partnership with Firechex, who over many years have specialized in the strata industry. The staff at Firechex speak to Strata everyday. They are well placed to understand the needs of of strata committees and Strata Managers.
We understand Strata Companies and your Policies and ways of doing Business. By doing so, we add value to that essential fire protection.
We understand the dynamics of Strata committees, your expectations and desires. Your need to grapple with the Strata Legislation, while dealing with the wants and needs of the ownership base. You want to minimize risks for all, while not exceeding price expectations. We also appreciate the dynamics between strata manager and the body corporate committee. We understand the issues that come up in the administration of strata.
That is why we have a comprehensive SPECIAL STRATA offer that we hope will motivate you and match your needs. Contact us today to find out more.
Also see our specialist strata fire protection site.