WHAT IS THE IMPACT?

Glenn Talbot

Managing Director Verified

BCA

ConditionReport

Australian Standards

Fire

Contractor

Owner

FinesFrequencies

Records

REG’s

Legal Survey

OH &S

Risk

COMPLIANCE

Defects

Safety

Cost

Budget

Dates

FMSign Off

Tolerances

Maintenance Contracts• Change references in your contracts - schedules • Do we change the frequency?

- Specific asset information required Eg: Sprinklers - weekly to monthly requires enclosure, valve

monitoring, secured valves, auto jacking pump- Capital costs may be required - Cost justification?- New installations still require modifications!

• Financial Impact- Asset survey – base system data - More rigorous testing regime – increased man hours- System interface test- Skills of the contractor – design- Cost increase – guess?

• Applying contract KPI’s now easier

Workloads of the Building Manager• Increase in management of documentation / reporting

- Maintenance – specific process to be followed- Defects – notification and subsequent action- Annual survey – appraisal against design standard- Condition report - System interface test – you are the co ordinator

• Analysis of testing results- Interpretation (transfer of responsibility)- Large increase in information recorded- Logbook sheets more complicated (Sprinkler - old vs new)

• Record management is vital- No record = No test… someone has to sign off all is OK!

• Tolerances / Anniversary date tracking• Anniversary dates need to be supplied to new

contractors

Reporting / Sign off• Condition Report

- Summary of activity reports

- Missed tests

- Outstanding defects (dates)

- Required for each section of standard

- Eligibility for regulatory safety statement

• Defects- Date tracking & re-test on rectification

• Verifying the information?- You have the logbook record

- The Maintenance tags are on your equipment

“The use of maintenance record tags or labels shall not preclude the need for a separate maintenance record system” Item 1.15.3

Conclusion

“Ultimately, the best defence to any potential criminal or civil

liability consists of the ability to produce sufficient evidence to

demonstrate compliance with the relevant statutory requirements”

Greg Campbell – Partner, Maddocks Lawyers

Rigorous recording and reporting regimes ensure proper maintenance is achieved and documentation is available.

make sure you have it!

Thank you

Glenn Talbot

Managing Director Verified

New

Back

Old

Workloads

Standard No.Date

PublishedShort Title Group Section

AS 1851.1 1995 Extinguishers and blankets First aid 15 and 16

AS 1851.2 1995 Hose reels First aid 14

AS 1851.3 1997 Sprinklers Water-based 2

AS 185 I .4 1992 Hydranis Water-based 4

AS 1851.5 1981 Smoke/heat venting HVAC 18

AS 1851.6 1997 Fire arid smoke management HVAC 18

AS 1851.7 1984 Fire doorsets Passive 17

AS 1851.8 1987 Detection alarms warning Detection 6

AS 185 1.9 1997 Lay flat hose Water-based 5

AS 1851.10 1989 EWIS Detection 9 and 10

AS 1851 1991 Halon 1301 Special hazards Obsolete

AS 1851.12 1995 Gaseous Special hazards 11

ASINZS 1851.13 1995 Wheeled extinguishers First aid IS

AS 1851.14 1996 Pumpsets Water-based 3

AS 185 I. IS 1997 Local alarms Detection 7

AS/NZS 1851.16 1997 Pyrogen aerosols Special Hazard 2

— — Fire monitoring systems (new) Detection 8

— — Smoke alarms (new) Detection 7

— — \Vater mist (new) Special Hazard 13

— — Evacuation (new) EVAC 19

AS 1851-2005Superseded AS 1851 Parts