Question: Our body corporate manager notified me that my over-bonnet storage doesn’t pass the fire compliance inspection due to sprinkler obstruction. Is the fire inspector being a bit ‘over the top’?
I’ve received a notification from our body corporate manager that my over-bonnet storage doesn’t pass the fire compliance inspection. The inspector advised that the box doesn’t meet Australian Standards. The roof of the enclosure must have means for the sprinkler discharge, and because the unit is greater than 1m in depth, a sprinkler must be installed underneath it. Without the sprinkler, he cannot issue a form 12.The inspector has referenced a paragraph from section 5.7.9 of AS 2118.1-2017.
Is the inspector being a bit ‘over the top’ on the inspection? The free standing storage device is more that 500mm away from the sprinkler. Our body corporate documentation allows us to install an over-bonnet storage device, and there are no details about meeting any compliance or legislation standards.
Answer: The installation of over-the-bonnet storage boxes has been a contentious issue for many years
The installation of over-the-bonnet storage boxes has been a contentious issue for many years. When strictly interpreting that clause, it would be correct that a sprinkler head should be installed; however, without the installation, will it have a detrimental impact on the safety of the building? Most likely not.
Form 12 is part of the building development approval in Qld and relates to new installation or alterations completed to a system. If there is no building development approval in place, the need for the service to be provided is questionable.
For existing buildings, the routine maintenance standard AS1851-2012 applies to, in this particular instance, the survey part of section 2 (sprinkler system). The survey is part of the annual inspection, during which a qualified person conducts an annual visual inspection of the system to check for alterations that may affect its operation. The service provider would still be required to provide all relevant documentation and issue non-compliance with the survey. The other question that needs to be confirmed is AS2118.1-2017, the applicable standard. The system only has to comply with the standard of the year it was constructed.
This post appears in the August 2024 edition of The QLD Strata Magazine.
Stefan Bauer
Fire Matters
E: sbauer@firematters.com.au
P: 07 3071 9088
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