BUILDING CODE OF AUSTRALIA POLICY Bruce Howie September 2010

PURPOSE The policy outlines the minimum standards of compliance required for existing buildings as part of the lease renewal process.

AIMS To ensure safety and health of all persons that may frequent buildings within the village. Nominate the regulatory and technical provisions that are applicable for existing buildings within the village. Protect and improve the natural environment of the village and, Allow consistency and transparency in the administration and enforcement of the lease renewal process.

BACKGROUND As the Municipal Building Surveyor for the resort, it is my responsibility to undertake building inspections throughout the village; These inspections result in the production of the report which outlines conditions that are considered reasonable along with time frames for the completion of these works.

Building Commission Comments Prior to the introduction of the policies they were referred to the Building Commission for comment. The Building Commission believed that the proposed framework identified important issues and the strategy to improve the life safety of existing buildings for all occupants as an objective of the Building Act 1993 and one that the Building Commission support and encourage.

INSPECTIONS Building Code of Australia inspections can only be carried out by the Boards Municipal Building Surveyor to ensure consistency and transparency in the administration and enforcement.

Existing Timber Cladding Where timber cladding exists at the time of inspection for lease renewal purposes, the following applies:- Any cladding within 400mm above the finished surface level is to be of a non combustible material. Any materials that are weathered or split are to be replaced with a like material. Cladding whether rough sawn or not is to be protected by an approved fire retardant material.

Construction Guidelines for Sanitary Compartments

Separating Wall Construction

FIRE

Fire Escape Plans

Conditioned Spaces The following rooms or areas are defined as non conditioned spaces due to their use or function. Rooms or areas would include:- Storerooms, entries, plant rooms, cleaner’s rooms, isolated and enclosed stairwells, sub floor areas, roof spaces or attics not used for habitation, basements, corridors and toilets.

Exemption for Conditioned Spaces Where exemption is sought and approved from the installation of double glazed windows, this would be conditional upon any door or doors leading to these areas from a conditioned space being tight fitting and self closing and further such glazing would be a minimum of 5mm toughened glass or in accordance with the current glazing code whichever is the lesser.

EXAMPLE OF WORKS SCHEDULE AND COMPLIANCE TIME FRAMES

WORKS SCHEDULE

REGULATORY PROVISIONCLASSIFICATION OF BUILIDING 1b235679b10a10b Structural AdequacyXXXXXXXXX Fire Resistance StabilityXXXXXXX Provision for escapeXXXXXXXX Access for people with disabilities XXXXX Fire fighting equipmentXXXXXXX Emergency lighting, exit signs and warning systemsXXXXXXX Damp and weatherproofingXXXXXXX Sanitary and other facilitiesXXXXXXX Room Sizes XX Light and VentilationXXXXXXX Sound transmission and insulation XX Minor structures and components XXXX X Heating appliances, fire places, chimneys and fluesXXXXXXX Atrium construction XX Construction in alpine areasXXXXXXX Construction in bush fire prone areasXXXXXXXX Theatres, stages and public halls X Energy efficiencyXXXXXXX Equipment and safety installation XXXXX Fire safetyXXXXXXX MaintenanceXXXXXXX Swimming pool barriersXXX X Natural light in certain roomsXXX

Building Code of Australia Report Date of Report: 6 April 2008 Name of Prescribed Building Practitioner:D B Howie (BS 1117) Address:Indigo Shire, Post Office Box 75, Yackandandah, 3749 Signature: Report Structure Introduction & Preamble Executive Summary Works Schedule Report conditions Introduction & Preamble The reports purpose is to assess the existing building against the Falls Creek Alpine Resort Policy which outlines the lease renewal process. The aim of this process is to ensure the health and safety of all persons that may frequent buildings within the village by nominating the current regulatory and technical provisions applicable to existing buildings within the village. This report does not demonstrate total compliance with the BCA. Executive Summary of Non Compliance Works ScheduleCompliance Date Hardwired Smoke Detectors Portable fire Extinguishers Fire blanket Emergency Lighting Balustrades Sanitary Facilities Glazing Fire Orders Trafficable Surfaces Weatherboard Repairs Description of Building BCA classifications of the building is class 2: A building containing two or more sole occupancy units each being a separate dwelling.”

Works ScheduleThe items mentioned below are the minimum standard of compliance:- (The numbering system is for Indigo Shire reference only) 1. Hardwired Smoke Detectors 2. Smoke detectors are to be installed within 1.5m of the entrance to each bedroom, within each storey, and shall be audible throughout all levels in the sole occupancy building. Inter connecting the alarms satisfies this requirement. Photo-electric type smoke alarms are more suitable for areas likely to be affected by cooking, heating appliances, steam or where vehicles are garaged. Another option is to install thermal alarms in non residential section of the buildings. 2. Portable Fire Extinguishers Fire extinguishers are to be installed in each unit, flat or apartment where it could be easily accessed. A suitable all purpose extinguisher would be a 2A40B:E 3. Fire Blanket A fire blanket is to be installed in each unit, flat or apartment in a suitable location in or near the kitchen where it would be easily accessible in an emergency situation. 4. Emergency Lighting Emergency lighting shall be installed externally above every door way opening leading to a road or open space where illumination sufficient for safe egress will not be available under conditions of emergency. These units are to have water proof enclosures. 12. Sanitary Facilities: Adequate means of disposal of sanitary towels must be provided in sanitary facilities for use of females. The doors to sanitary compartments are required to either open outwards, slide or be fitted with removable hinges where the distance from the front of the pan and the nearest part of the doorway is less than 1.2m. 13.Glazing: Glazing panels that may form part of a door, door side panel, full height glass panels, glazing in bathrooms, ensuites and spa rooms or lower sections of windows are to be made compliant. 24.Trafficable Surfaces External trafficable surfaces such as balconies, decks, landings, stairs, ramps and the like and their supports are to be constructed of galvanized steel. Report Conditions This report identifies non conforming issues in the building that were apparent upon reasonable visual inspection. Woodwork or other materials of the structure which are covered, unexposed or inaccessible have obviously not been inspected and therefore I am unable to report that any such part of the superstructure is free of defect. End of Report

While every care has been taken in preparation of this schedule, it is not possible to cover all aspects and therefore additional requirements may be imposed.