Welcome to the blog of NSW strata investigative journalism
From: | SP52948 owner |
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To: | Marianna Paltikian SP52948 Secretary |
Subject: | REQUEST: SP52948 fire safety inspections in 2020 |
Date: | 28/4/20, 2:19 pm |
Good afternoon,
This is sent in compliance with SSMA 2015 Section 43 and based on
strong statement with irrefutable evidence that lot 158 is legal
member of the Executive Committee. Please provide:
a) Copies of the four fire safety inspections and rectification work done in 2020 on:
28 January 2020
18 March 2020 (unplanned full test of the building emergency
lights)
19 March 2020
6 April 2020
b) Evidence of owners who were sent notification "52948 - Notice to Residents - Smoke Detector Replacement.pdf" that smoke detectors are owner's private cost and NOT covered by common funds.
c) Evidence of owners who were sent notification about
non-compliant door snakes, locks, and/or peep holes on external
doors of the units.
Thank you.
Subject: | Re: 52948 - Unit 158 - Smoke detector advice - 8Mar2020 |
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Date: | Sun, 8 Mar 2020 10:07:18 +1100 |
From: | SP52948 owner |
To: | Frank Tallaridi Waratah Strata Management |
Good morning,
Please do not waste our time.
It is duty of Waratah Strata Management and maintenance staff to organize replacement of all smoke alarms in units. Lot 158 does not need to take any action and will provide access to the property when provided with the details of the visit. The cost of the replacement belongs to common funds, not Lot 158.
a) We repeat for the third time in one week: please provide the full fire safety report for 2020 to Lot 158 immediately and details of the regulations.
We note that such report for 2018 and 2019 was not found in
document searches on:
31 May 2019 and
20 September 2019
and not available on Waratah website for SP52948 owners
(verified again today).
By the same token, the alleged letter for all owners about smoke detectors is not available at Waratah website or on notice boards too.
b) Waratah Strata Management provided details of the smoke
alarms in Lot 158 only in the third email. The two emails dated
5 March 2020 contained no such information and under pressure
from Lot 158, Waratah Strata Management added it belatedly.
In addition, full fire safety report for other owners is NOT DISCLOSED.
History of fire safety abuses in SP52948 are well known. Some of the examples are enclosed.
Some examples of warnings by Ryde Council are provided too.
c) We contacted Fire NSW and got the information first hand.
The floor snake can be put on the inside of the property but must not be on the external side of the door (on common property). Lot 158 is already compliant in that regard.
What is the direct relevance of door snake (primarily designed for smell, smoke, and draft prevention) in regards to BCA Spec C3.4 & AS 1905.1:
4. Fire Shutters
A required fire shutter must—
(a) be a shutter that -
(i) is identical with a tested prototype that
has achieved the required FRL; and
(ii) is installed in the same manner and in an
opening that is not larger than the tested prototype; and
(ii) did not have a rise in average temperature
on the side remote from the furnace of more than 140 K during
the first 30 minutes of the test; or
(b) be a steel shutter complying with AS 1905.2
if metallic fire shutter is not prohibited by C3.5.
In any case, Lot 158 is compliant with Fire NSW recommendations, apart from smoke alarms, which are common property.
Thank you.
Please find attached a letter in relation to the need to replace your smoke alarm following a recent inspection by Eagle Fire.
The letter provided 2 options as follows;
- You may engage your own contractor to replace the detector and provide me, or the building manager a copy of the compliance certificate, or
- The Owners Corporation may engage Eagle Fire to replace your smoke detector for a fee as stated on the attached letter and that fee will be added to your strata account. Should you select this option you will need to provide access to your unit on a future installation date to be advised. Failure to do so will attract a further site attendance fee which will be additionally charged to your account.
Please advise by no later than Friday 13 March 2020 which of the above 2 options you select in order for an installation date to be arranged and finalised in preparation for the Annual Fire Safety Statement to be lodged with City of Ryde Council.
Eagle Fire report states the following for Unit 158 Level 2 Building A:
Item # 121
Smoke Alarm
10 Year Replacement
Replace old/expired smoke alarm with new. The quoted amount is for a straight swap only and does not include any unforeseen circumstances.
Item # 122
Smoke Alarm
10 Year Replacement
Replace old/expired smoke alarm with new. The quoted amount is for a straight swap only and does not include any unforeseen circumstances.
Regards,
Frank Tallaridi
Waratah Strata Management