By Dyan Artesano, Building Surveyor
The cladding fires of the 2000’s and the subsequent Building Product Use Ban of 2017 has left many Strata Corporations and Owners Committees at a loss as to how their buildings can be made safe, compliant and insurable with the limited funds and resources at hand. Juggling the requirements of the Building Code of Australia, Insurance Corporations, Government bodies and consent authorities can be difficult at the best of times. The current combustible cladding issue can seem like a long and perilous journey with no map and no destination.
Building Code Requirements
As a recap, the Building Code of Australia requires that external walls and building components within the external wall of buildings of Type A and Type B construction are to be constructed wholly of materials that are non-combustible (Clause C1.9 of the BCA). In this instance, the ABCB have identified the following building components to constitute as being part of the external wall system:
- façade covering (such as render and external cladding)
- framing
- insulation
- sarking
- spandrels
- internal linings of an external wall
(ABCB 2020)
Further, ancillary elements affixed to or attached to an external wall are to be non-combustible unless they are permitted by the Building Code for exclusion within Clause C1.14.
What is deemed as “combustible” and “non-combustible” is defined by the BCA as being combustible or non-combustible when tested in accordance with AS 1530.1. There are some upcoming changes within BCA 2022 which permit additional items within the external wall to be combustible such as the use of plastic spacers. Their use and retention today however will require a Performance Solution or agreement from the Consent Authority when work is proposed through a Fire Order.
Where an external wall, or an attachment to an external wall contains a combustible element which is not subject to an exclusion under Clause C1.14, an assessment against Verification Method CV3 may be undertaken as a Performance Solution to determine suitability of product which has not been deemed non-combustible in accordance with AS 1530.1. This is assessment in turn demonstrates compliance with Performance Requirement CP2 of the BCA, which is to inhibit the spread of fire through the external wall of the building.
Current Government Assistance Scheme – Project Remediate
The NSW Government has introduced Project Remediate, a 3-year voluntary NSW Government program that Strata Corporations of Class 2 and Class 3 buildings can join which provides:
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- An interest free, ten (10) year government loan which commences at the completion of the cladding remediation project;
- Assurance of a safe and insurable result stemming from advice from the Cladding Product Safety Panel (CPSP) to inform the selection of products and system design choices;
- Quality assurance through the appointment of an elected Principal Contractor and Principal Façade Designer which will work in conjunction with the Cladding Product Safety Panel;
- Verification by a qualified professional to confirm that the work and documentation is compliant with standards under the program; and
- Regulatory powers held by the Office of the Building Commissioner to obtain building documentation, investigate building work and defects and issue orders for rectification.
The CPSP have released their first report on 19 April 2021, and have advised that:
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- Where the combustible material within the external wall panel is greater than 8% of the total weight, the cladding panel must be removed;
- Where the combustible material within the external wall panel is less than 8% of the total weight, the cladding panel may remain on the building subject to a Performance Solution prepared with reference to BCA Verification Method CV3, noting that the Performance Solution is subject to acceptance by a consent authority;
- Where cladding panels in minor areas are required to remain for post remediation or practical reasons, require risk assessment and a Performance Solution;
- Suitable cladding replacement products are solid aluminum, solid metal sheets, fibre cement and non-combustible concrete render. This goes beyond the BCA, which allows for certain bonded laminate products, however this is likely to be reflected in the next update to the BCA;
- The remediated cladding systems are required to be mechanically fixed when used as part of the external wall system; and
- The installation of cavity barriers – a measure beyond what is currently required by the BCA – around windows, at horizontal slab edges between storeys and where internal bounding walls meet the facade.
In addition to the proposed remediation needing to comply with the BCA and advice from the CPSP, the proposed replacement system is required to address windloading, weatherproofing, condensation, thermal performance/energy efficiency, fire safety, durability, acoustics and aesthetics of the final product.
It isn’t too late for Strata Corporations or self-managed Owners Committees to opt into the program – the expression of interest period ends on 30 September 2021. The NSW Government has provided a free online information source for Strata Managers and self-managed Owners Committees to engage with for further information, which can be accessed here.
While the recommendations made by the Cladding Product Safety Panel have been made specifically to guide Project Remediate, and are above the requirements of the BCA, it is sensible and best practice to apply these recommendations to all cladding remediation work from here on where practical.
As always, we are available to assist with any question you may have.
Please call 02 9281 8555 or email info@credwell.com.au
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