Question: We have had a growing number of camper vans in our underground car park, all with gas bottles attached. Is this a potentially hazardous situation and should the body corporate require residents to store gas bottles offsite?
A number of camper vans have appeared in the car park recently and a couple of dual cab utes with a sleeping pod on the back.
Both types of vehicles have one or two 9kg gas bottles attached. With LPG being flammable and also being one and a half times heavier than air and the apartment car park being underground, I’m concerned that if there was a leak, gas would pool in the lower area creating a hazardous situation.
Should the Body Corporate Committee required residents to store gas bottles offsite?
Answer: If there is adequate ventilation and the required safety certificates are in place then Owners will be afforded considerable protection.
There are several issues to consider with respect to the questions below:
- Is there a ventilation system in the basement and is it activated via sensors or is it on a time clock?
- If present is the ventilation system regularly tested?
- If no ventilation system is present, is the natural ventilation unimpeded?
- Gas bottles are pressure vessels that are required to be pressure tested every 10 years, the date of manufacture/ pressure testing is marked on the collar of the gas bottle.
- The installation of gas bottles on caravans, camper trailers and RVs must meet certain safety standards
Caravan, camper trailer and RV manufacturers (QLD)
Manufacturers of caravans, camper trailers and RVs should ensure the gas system designed for their vehicle complies with all requirements of (AS/NZS5601.2).
Designers of caravans, camper trailers and RVs should, in consultation with a licensed gas installer, give specific consideration to the following:
- locating electrical equipment that has the potential to be an ignition source away from the LP gas cylinder locations
- providing adequate and permanent ventilation to any space that contains, or that may contain an gas appliance
- designing cabinetry and exhaust/range hood locations to ensure clearances to gas burners
- locating the flue/exhaust terminal of any installed gas appliance so it will discharge outside any annex or attached enclosure;
- installing bayonet and quick connect devices to the gas system outside any area that may be enclosed by the future fitment of an annex or other enclosure
- ensuring any gas appliance that connected to the gas system, or uses gas from the vehicle gas system includes a flame safeguard system.( a Thermocouple system that stops the flow of gas if the flame goes out for any reason preventing the chance of a gas fire). Note: Including appliances connected by a bayonet or quick connect device; for example, domestic barbeques provided as optional extras, whether stored or affixed to the vehicle.
- Stowed gas appliances must have a means of isolation to prevent the flow of gas when the appliance is stowed. It is noted that disconnection of a bayonet fitting is considered a suitable isolation, but additional shut-off features are encouraged.
In addition, manufacturers must engage an appropriately qualified, experienced and licensed gas installer to undertake the installation of the gas system. On completion of the installation, the installer is required to provide a certificate confirming compliance.
It is also worth noting that the following also applies:
- any LP gas cylinder, a spare or used for a portable or mobile appliance must be stored and secured as if it was part of the vehicle gas system
- The new owner of a used or second-hand caravan must be provided with a gas compliance certificate for the gas system prior to taking ownership. The certificate must be less than three months old.
- any portable or mobile appliance connected to a caravan, camper trailer or recreational vehicle gas system for use is considered to be part of the vehicle gas system.
If there is adequate ventilation and the required safety certificates are in place then Owners will be afforded considerable protection, especially as the quantities present are relatively small and consistent with household (not commercial use).
It would be of benefit to ensure where possible that the vehicles are parked such that the gas bottles are not exposed to impact from other vehicles and that the vehicles are not to be permanently parked in the basement areas.
This post appears in the March 2022 edition of The QLD Strata Magazine.
QIA Group
E: info@qiagroup.com.au
P: 1300 309 201
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