Summary
Do not attempt to convince owners to carry out $25,000 worth of unnecessary work.
Detail
If a Council fire upgrade order specifies that the existing fire doors in a building are to be upgraded and certified as compliant, and that only doors that "are not fire doors" are to be replaced, then that is exactly what you should organise. You should not take it upon yourself to waste $25,000 of owners' funds replacing all of the doors.
Do not attempt to convince owners to carry out $25,000 worth of unnecessary work.
Detail
If a Council fire upgrade order specifies that the existing fire doors in a building are to be upgraded and certified as compliant, and that only doors that "are not fire doors" are to be replaced, then that is exactly what you should organise. You should not take it upon yourself to waste $25,000 of owners' funds replacing all of the doors.
If the owners corporation subsequently resolves via two committee meetings and one general meeting that the fire doors are NOT to be replaced but are to be upgraded, then you are required to comply with that. You do not have the authority to issue a directive to a contractor on 6 July to replace the doors. (See s.28(6) and s.29(2) of the Act).
If the committee directs you in writing on 30 April to issue a work order for the purchase of new door handles to allow the existing doors to be upgraded then you should do so. You should not wait until 24 July before issuing the work order, especially if the Council fire upgrade order requires the fire upgrade to be completed by 23 May.
If WorkCover states in a letter to you that it is permissible to replace door handles on a door containing asbestos, and outlines the exact procedure for doing so safely, then you should not suggest to the owners corporation that WorkCover requires doors containing asbestos to be replaced.
If you are aware that an unpaid owner will be upgrading the fire doors, by virtue of having chaired the general meeting that made the decision, you should not suggest to the owners corporation that it has to comply with WorkCover guidelines when WorkCover has no jurisdiction over unpaid workers.
If the building is a residential-only strata building and hence is exempt from WorkCover jurisdiction by virtue of Reg. 7(1) of the Work Health and Safety Regulation 2011 you should not suggest to the owners corporation that it has to comply with WorkCover guidelines.
If you are going to claim that the door handles on asbestos fires doors cannot lawfully be changed then you should ensure that the quote submitted by the fire company you selected does not specify the replacement of the handle on just such a door. Quote (my emphasis):
"4. Replace existing fire rated door handle on ground floor adjacent to lift with a lever action handle. Cost: $120.00 + GST."
If WorkCover states in a letter to you that it is permissible to replace door handles on a door containing asbestos, and outlines the exact procedure for doing so safely, then you should not suggest to the owners corporation that WorkCover requires doors containing asbestos to be replaced.
If you are aware that an unpaid owner will be upgrading the fire doors, by virtue of having chaired the general meeting that made the decision, you should not suggest to the owners corporation that it has to comply with WorkCover guidelines when WorkCover has no jurisdiction over unpaid workers.
If the building is a residential-only strata building and hence is exempt from WorkCover jurisdiction by virtue of Reg. 7(1) of the Work Health and Safety Regulation 2011 you should not suggest to the owners corporation that it has to comply with WorkCover guidelines.
If you are going to claim that the door handles on asbestos fires doors cannot lawfully be changed then you should ensure that the quote submitted by the fire company you selected does not specify the replacement of the handle on just such a door. Quote (my emphasis):
"4. Replace existing fire rated door handle on ground floor adjacent to lift with a lever action handle. Cost: $120.00 + GST."
