Queenscliff Gardens › Strata Log › Fire Order

Fire Order

In Progress Issued by NSW Fire & Rescue · Order #FO-2024-0381
Rectification of fire safety defects identified in the Annual Fire Safety Statement inspection — all common areas, basement carpark, and roof plantroom.
Issued: 12 Aug 2024 Compliance deadline: 30 Jun 2025 Strata Manager: Charles Crist, The StrataLife Last updated: 19 Mar 2025

Tasks & Rectification Items

7 of 11 complete
  • ✓
    Engage fire engineer — scope of works
    EBS engaged as lead fire engineer. Scope of works report issued 4 Sep 2024.
    Done ›

    Completed 4 Sep 2024 · EBS Fire Engineering

    Following receipt of the Fire Order on 12 Aug 2024, the committee sought quotes from fire engineering consultants. EBS was selected based on their prior knowledge of the building from the 2022 AFSS.
    Documents
  • ✓
    Emergency exit lighting — Level 2 & 3 corridors
    Replaced 14 faulty fittings. Works completed by Sparkline Electrical 22 Oct 2024.
    Done ›

    Completed 22 Oct 2024 · Sparkline Electrical

    14 emergency/exit light fittings on Levels 2 and 3 failed the 90-minute discharge test. Sparkline replaced all 14 with LED emergency batten fittings (IP-rated). EBS inspected and confirmed compliance on 29 Oct 2024.
    Documents
  • ✓
    Fire door remediation — basement B1 & B2
    4 doors re-hung, seals replaced, self-closers adjusted. Certified by EBS 14 Nov 2024.
    Done ›

    Completed 14 Nov 2024 · QFD Doorworks (contractor)

    4 fire doors in basement levels B1 and B2 were found to be non-compliant: incorrect gap tolerances, failed intumescent seals, and non-closing mechanisms. All 4 doors re-hung and recertified under AS 1905.1.
  • ✓
    Hose reel pressure test — all floors
    All 8 hose reels tested and tagged. Defective reel on Level 4 replaced.
    Done ›

    Completed 30 Nov 2024 · Hydropressure Services

  • ✓
    Obtain comparative quotes — sprinkler upgrade
    Quotes received from EBS, AED, and Incode. Presented to committee 18 Jan 2025.
    Done ›

    Completed 18 Jan 2025

    Quotes received
    • 💰 EBS Quote — $74,500 incl. GST (does not include commissioning)
    • 💰 AED Quote — $61,200 incl. GST (includes commissioning) ✓ accepted
    • 💰 Incode Quote — $68,400 incl. GST (does not include commissioning)
  • ✓
    EGM — approve special levy for sprinkler upgrade
    Special levy of $1,850/unit approved at EGM 12 Feb 2025. 34 of 40 lots voted in favour.
    Done ›

    EGM held 12 Feb 2025 · 34 in favour, 4 against, 2 abstained

    Documents
  • ✓
    Award sprinkler upgrade contract to AED
    Contract executed 21 Feb 2025. Works to commence 3 Mar 2025.
    Done ›

    Completed 21 Feb 2025

    Documents
  • →
    Sprinkler system upgrade — plantroom & basement
    AED commenced works 3 Mar 2025. Est. completion 2 May 2025.
    Active ›
    Overall progress35%
    Commenced 3 Mar 2025 · Est. completion 2 May 2025
    Work stages
    • ✓
      Mobilisation & site establishment
      AED · 3 Mar
    • ✓
      Pump set delivery & inspection
      AED · 7 Mar
    • →
      Plantroom pipework rough-in
      AED · in prog.
    • Basement distribution pipework
      AED · est. Apr
    • Sprinkler head installation — all floors
      AED · est. Apr
    • Hydraulic pressure testing
      AED · est. late Apr
    • Commissioning — EBS witness
      AED + EBS · est. May
    • EBS fire engineer's certificate issued
      EBS Johnny · est. May
    Open items
    ⚠ Variation pending approval
    EBS requested an additional isolation valve in B2 (est. $680). Awaiting committee sign-off. View variation →
    Key contacts for this task
    📋 Superintendent: EBS — Johnny
    🔧 Contractor PM: AED — Karen Bell
    🔧 Site super: AED — Dave Nguyen
    🏢 Strata Manager: Charles Crist
    Site diary
    19 Mar 2025
    Plantroom pipework approx. 60% complete. Pump set in position, not yet connected. No access issues reported.
    14 Mar 2025
    Noise complaint received from Unit 7 re early morning works. Charles confirmed permitted hours 7am–5pm Mon–Fri with AED.
    11 Mar 2025
    EBS issued variation request — additional isolation valve required at B2 junction per hydraulic design review. Est. $680 + GST.
    6 Mar 2025
    Commencement walkthrough completed. EBS (Matthew), AED site team, Charles Crist. Minor access issue at plantroom hatch — AED to liaise with building manager.
    3 Mar 2025
    AED mobilised on site. Equipment delivered. Notice posted to all residents.
    Related communications
    19 Mar 2025
    📞
    AED site supervisor — progress update on plantroom pipework
    11 Mar 2025
    📧
    EBS (Johnny) — variation request re: additional isolation valve in B2
    6 Mar 2025
    🤝
    On-site meeting: AED, EBS (Matthew), strata manager — commencement walkthrough
    Documents
  • →
    Fire door audit — Levels 1–6 (Incode)
    Site visit scheduled 28 Mar 2025.
    Scheduled ›

    Incode Fire engaged Feb 2025 · Site visit 28 Mar 2025

    Incode to audit all 22 fire doors on Levels 1–6 against AS 1905.1. Report expected within 10 business days of inspection.
  • Sprinkler commissioning & EBS sign-off
    EBS (Johnny) to witness commissioning and issue fire engineer's certificate.
    Pending ›

    Estimated May 2025. Dependent on AED completing installation works.

  • Lodge Annual Fire Safety Statement
    Final AFSS to be lodged with council once all works certified. Due before 30 Jun 2025.
    Pending ›

    Cannot proceed until EBS fire engineer's certificate issued and Incode door audit complete.

Communication Log

34 entries
19 Mar 2025
📞
AED site supervisor — progress update on plantroom pipework
Charles Crist → AED (Dave Nguyen) · Initiated by: Strata Manager
Morning
17 Mar 2025
📧
Incode — confirmed 28 Mar site visit for fire door audit, access arrangements
Incode → Charles Crist · Initiated by: Incode
Afternoon
11 Mar 2025
📧
EBS (Johnny) — variation request re: additional isolation valve in B2
EBS Johnny → Charles Crist · Initiated by: EBS
Morning
6 Mar 2025
🤝
On-site meeting: AED, EBS (Matthew), strata manager — commencement of works walkthrough
AED + EBS Matthew + Charles Crist
Morning
24 Feb 2025
📧
EBS (Matthew) — issued formal recommendation letter endorsing AED quote
EBS Matthew → Charles Crist · Initiated by: Strata Manager (requested)
Afternoon
12 Feb 2025
🤝
EGM held on-site — special levy resolution passed, AED contract authorised
Owners Corporation (34 lots present/proxied) + Charles Crist
Evening
29 Jan 2025
📞
EBS (Johnny) — clarification on scope: AED quote includes commissioning, Incode does not
Charles Crist → EBS Johnny · Initiated by: Strata Manager
Afternoon
18 Jan 2025
🤝
Committee meeting — three quotes tabled, EBS recommendation discussed, EGM date set
Committee + Charles Crist
Evening
14 Jan 2025
📧
Incode — quote for sprinkler upgrade submitted ($68,400 incl. GST)
Incode → Charles Crist · Initiated by: Incode
Morning
9 Jan 2025
📧
AED — quote for sprinkler upgrade submitted ($61,200 incl. GST, incl. commissioning)
AED → Charles Crist · Initiated by: AED
Afternoon
Show all 34 entries ↓

Budget & Invoices

Approved Budget
$92,800
Paid to Date
$28,560
Pending / Contracted
$61,200
Invoice / RefSupplierDescriptionDateAmountStatus
EBS-2024-0912EBSScope of works report & fire engineer consultation30 Sep 2024$3,300Paid
SPARK-1104Sparkline Elec.Exit & emergency lighting replacement — L2 & L328 Oct 2024$4,840Paid
EBS-2024-1122EBSFire door remediation certification20 Nov 2024$1,650Paid
HYDRO-0071HydropressureHose reel pressure test & Level 4 reel replacement5 Dec 2024$2,970Paid
EBS-2025-0203EBSQuote preparation & tender assessment3 Feb 2025$1,800Paid
AED-2025-0047AEDSprinkler upgrade — progress claim 1 (mobilisation)10 Mar 2025$14,000Paid
AED-2025-0061AEDSprinkler upgrade — progress claim 2 (pipework)Due ~15 Apr 2025$22,000Pending
AED-2025-0062AEDSprinkler upgrade — final claim (commissioning)Due ~15 May 2025$25,200Forecast
EBS-2025-COMMEBSCommissioning witness & fire engineer certificateDue ~May 2025$2,200Forecast
INCODE-2025-XXIncodeFire door audit — Levels 1–6Due ~Apr 2025$11,800Forecast

Resolutions & Decisions

EGM · 12 Feb 2025 · Resolution 1 of 3
Carried (ordinary resolution): That the Owners Corporation approve a special levy of $1,850 per unit entitlement, payable in two instalments: 50% by 28 Feb 2025 and 50% by 30 Apr 2025. 34 in favour, 4 against, 2 abstained.
EGM · 12 Feb 2025 · Resolution 2 of 3
Carried (ordinary resolution): That the Strata Manager be authorised to execute a contract with AED Fire Protection at $61,200 incl. GST. Unanimous.
EGM · 12 Feb 2025 · Resolution 3 of 3
Carried (ordinary resolution): That EBS Fire Engineering be retained as superintendent/certifier at a cost not exceeding $4,000 incl. GST. Unanimous.
Committee meeting · 18 Jan 2025
Committee decision: To call an EGM for 12 Feb 2025. Three comparative quotes to be circulated to all owners by 31 Jan 2025.

Owner Comments

via owner portal
MR
M. Reynolds Unit 12 20 Mar 2025
When is the second levy instalment due? I haven't seen a notice come through yet for the April payment.
PL
P. Lawson Unit 7 15 Mar 2025
There's been a lot of noise from the plantroom during the works, especially early mornings. Can we get confirmation of the permitted hours?
SW
S. Whitfield Unit 21 14 Feb 2025
Happy with how this has been handled. Good to see three quotes obtained and the committee making a considered decision.
TK
T. Kwan Unit 3 30 Jan 2025
Why is the AED quote $7,200 cheaper than Incode? Is there something different in what's included? I'd like this clarified before the EGM.

Status Snapshot

Compliance deadline 30 Jun 2025
Days remaining 95
Works on track Yes
Open variations 1
Overdue invoices None
Action needed: EBS variation (isolation valve, est. $680) awaiting committee approval.

External Providers

EBS Fire Engineering
Lead fire engineer · Superintendent · Certifier
AED Fire Protection
Contractor — sprinkler upgrade (engaged)
Incode Fire
Fire door audit (engaged)

Documents