Time is running out for a group of building owners to complete the process established by the State Government’s Safer Buildings Taskforce to eliminate risk of catastrophic building fires caused by combustible cladding.

The Safer Buildings Program has cleared 17,375 buildings of potentially combustible cladding since 2018, but the Queensland Building and Construction Commission (QBCC) is reminding remaining building owners, who have not completed the process, that they have only days to finalise their reports before becoming liable for fines.

Under the legislation introduced to compel rectification of dangerous buildings, owners of buildings must complete the process before the May 3 deadline passes, following which a fine of up to $22,019.25 applies.

QBCC Commissioner Brett Bassett said throughout the extensive, two-year process, most building owners, managers and body corporates have taken their responsibility seriously to ensure the building they own and manage is safe for all users.

“Everyone has a right to feel safe in the buildings they live or work in and it’s good to see that 90 per cent of those buildings have completed the process to give those assurances,” Mr Bassett said.

“The regulations are all about uncovering those potentially unsafe buildings, so that Queensland can avoid a tragedy like the Grenfell Tower fire, which killed 71 people, or the several near misses here in Australia, like the Lacrosse fire in Melbourne, which caused $12.7 million in damage.

“Only after all the buildings have been through the Safer Buildings Program will we have a clear picture of how many buildings are a cladding fire risk and what is required to ensure building owners rectify them.”

Mr Bassett said while the deadline is fast approaching, there is still time for building owners to put the safety of Queenslanders first.

“Once that deadline passes, the QBCC is required under the legislation to commence regulatory action,” the Commissioner said.

“While the appropriate regulatory action will be determined on a case-by-case basis, there are strict penalties under the regulation for those found to have broken the law, including fines of more than $22,000.

“The State Government established significant resources and guidance for building owners, including guidance to avoid price gouging by building practitioners, so it is difficult to see what legitimate reason there would be for not completing the process after two years.

“Above any penalty set out in the regulation is the moral and common law onus on a building owner to ensure the building is safe for its occupants.”

With just days left, around 1,900 buildings are yet to complete the program, which in most cases, is to simply submit an assessment of whether or not the building has any combustible cladding or not.”

The ongoing completion of the process, and the subsequent outcomes, are being overseen by the Safer Buildings Taskforce, which includes the Board of Professional Engineers, Queensland Fire and Emergency Services and the QBCC, to ensure that a considered and coordinated approach can be taken in relation to the cladding fire risk exposed across the nation.

From the Electrical Safety Office

A refrigeration mechanic can only perform electrical work with an electrical worker licence or a restricted electrical work licence (refrigeration and air conditioning).

A restricted electrical work licence limits the holder to specific electrical work associated with refrigeration and air conditioning equipment such as testing, repairing or maintaining the equipment. It does not permit electrical installation work.

An example of electrical installation work—which is not permitted by a restricted electrical work licence holder—is installing air conditioner interconnect cables.

Always work within the scope of your electrical work licence and ensure you abide by any restrictions or conditions on the licence. Working unlicensed or outside the scope of your licence could lead to significant fines and penalties.

Remember, never work on live electrical equipment.

For more information on restricted electrical work licences refer to the Electrical licensing eligibility guide or contact us on 1300 362 128.

Inadequate construction of roof flashing is a major cause of leaking roofs. It remains in the top ten defects identified by the Queensland Building and Construction Commission (QBCC) building inspectors.

The QBCC considers flashing and accessories defective if they leak under weather conditions anticipated by the Building Code of Australia (BCA).

The rectification costs of the defect and resultant damage can be significant for contractors and consumers.

Contractors are responsible for their standard of work and should be aware of correct roof flashing methods. The QBCC can direct contractors to rectify, not only defective work but consequential damage as a result of leaking roofs.

Defective roof flashing systems are a common cause of water penetration in roofs. Examples of roof flashings include:

• cavity flashing 
• stepped flashing
• flashing between existing roofs and patio additions
• apron flashing
• hip and valley flashing
• post and pipe penetrations
• capping. 

It is essential to install a complete flashing system that intercepts, collects and discharges moisture or water back into the roof stormwater drainage system, not allowing moisture to enter the dwelling.

Apart from malleable flashings, which are fitted on-site, roof flashings should be purpose-made and machine-folded, of material compatible with all material used in the stormwater drainage system.

Both the Australian Standard 1562.1 Design and Installation of metal roof and wall cladding and the SA HB 39 Metal roof and wall cladding installation offer a comprehensive guide. Manufacturers also provide installation specification for their products. 

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Incorrect veneer cavity flashing to verandah apron flashing noting the incorrect flashing was also provided outside the wall vapour barrier, resulting in moisture pouring into the dwelling.

Source: building inspector.

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Cavity flashing fixed to timber frame and fitted to outside of masonry wall.

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HB39 Figure 8.7.2 Barge cappings.

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Cover flashing plus 75mm apron flashing turned up behind.

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Apron flashing over skillion patio roof extension to an existing roof.

When water can enter through a lap, it must be compressively sealed with an appropriate sealant.

The solutions provided are typical only and have been gathered from current and relevant building codes and Australian Standards. The methodologies described aim to achieve water-tightness by mechanical means rather than an over-reliance upon the use of sealants.

Building projects may often require the adaptation or development of ideas and solutions using the principles of sound waterproofing and flashing techniques as described in this fact sheet.

Note: Manufacturers of roofing and walling goods have developed specific design guides to assist the building industry in achieving compliance with the codes and standards. Readers are encouraged to take advantage of the manufacturer’s design guidelines where compliance with Australian Standard 1170.2 Structural design actions - Wind actions has been stated in their documentation.

Did you know...

• construction workers are 6 times more likely to die from suicide than an accident at work
• we lose a construction worker every second day to suicide
• suicide rates are 80% higher than the general working age population in construction.

​​​​​​These are very troubling statistics, but what can we do to help?

MATES provides suicide prevention through community development programs on sites, and by supporting workers in need through case management and a 24/7 helpline. They support the construction industry in Queensland, New South Wales, South Australia and Western Australia, the Energy industry in Queensland and New South Wales, and nationally to the Mining industry.

MATES was established in response to a major report on suicide (the ‘AISRAP Report’) within the Queensland commercial building and construction industry. The report found that suicide rates in the industry were higher than the Australian average for men, and youth suicide within the industry could be as much as 2.38 times more common than among other young Australian men.

The MATES program is based on the simple idea that suicide is everyone’s business. Everyone in the industry must play their part to improve the mental health and well-being of workers and reduce suicide in the building and construction industry.

Working for the construction industry in general, MATES is independent of employers and unions, and never works directly for an employer. Programs are delivered across the industry regardless of employer or union affiliation.

If you or someone you know is doing it tough, the MATES Helpline is available 24/7 on 1300 642 111 or check out the Mates in Construction website for more information about how they can help you.

Background

Building designers and contractors should be aware that the minimum level of corrosion resistance used by manufacturers of metal framing brackets is Z275 gsm which is appropriate for internal applications only (within the building envelope) that are kept permanently dry. This is not appropriate for external weather-exposed applications subject to repeated wetting.

The QBCC has attended sites in response to complaints where non-compliance has been observed with metal joist hangers and other connectors, particularly in balcony and deck constructions that are weather exposed.

These weather-exposed balcony and deck constructions also commonly use treated timbers which can contribute to the accelerated corrosion of metal framing brackets and related fixings.

Where framing brackets are being utilised for applications other than in internal, dry-protected locations or when used in contact with treated timbers, brackets will require a higher level of corrosion protection and durability such as stainless steel.

The failure to utilise joist hangers and other connectors with the required levels of corrosion protection will lead to the early deterioration of these products resulting in a decrease in structural capacity, which in extreme circumstances could eventually contribute to the failure of a structure.

The QBCC has investigated a number of balcony and deck collapses, some of which unfortunately have resulted in death or serious injury to persons.

As part of the QBCC’s charter to maintain and improve building standards, the QBCC and related stakeholders, such as Timber Queensland, have published educational material to increase industry awareness for the need to properly consider the design and construction of structures such as decks and balconies.

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Despite the availability of this information, the QBCC is still observing situations where designers and contractors alike are not considering the critical role that these structural connectors perform along with the potential catastrophic consequences of any failure associated with the use of inappropriate hangers and connectors with respect to corrosion resistance.  

Timber Queensland has developed a simple process that practitioners are advised to follow to select the correct corrosion resistance for any framing connector. The two (2) criteria that need to be considered are:

• What is the corrosion zone?
• What is the exposure condition?

What are corrosion zones?

Sea spray zone – within 1km from a surf coast or 100m from bayside areas

Coastal zone – 1km to 10km from surf coast or 100m to 1km from bayside areas

Industrial zone – close proximity to industrial complexes where corrosive gases may be emitted

Special hazard zone – around swimming pools or areas within a building where the environment may impact upon the durability of connectors/brackets

Very low and low hazard zone – generally locations not described above.

What is an exposure condition?

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Enclosed – within a fully enclosed building envelope  

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Sheltered – locations not exposed to rainwater but subjected to wind-blown salts etc.

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Exposed – locations exposed to weather and rain i.e. decks, pergolas, open sub-floors etc.

What corrosion protection is required?

The following table provides the minimum corrosion protection for metal framing brackets/connectors for the various corrosion zones and exposure conditions.

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Going forward

The QBCC has noted that not all manufacturers of framing brackets or connectors may manufacture products to meet the required corrosion resistance ratings or, if manufactured, they are not commonly held in stock by retail hardware outlets and special orders may be required. 

Building contractors need to be discerning when purchasing the correct brackets/connectors to ensure appropriate levels of corrosion resistance are provided in any building works for which they are intended for use.

Queensland’s non-conforming building products laws, introduced in November 2017, place a positive obligation on all parties in the chain of responsibility to ensure building products meet all regulatory requirements.

If your supplier or hardware merchant cannot supply framing brackets or connectors with the required level of corrosion resistance, you should obtain your products from another source. Merchants are also required to ensure that documentation is available that evidences how any building product they are offering for sale meets relevant Australian Standards. 

Any observed failure to utilise the correct corrosion resistance of joist hangers or other connectors may result in the QBCC directing rectification of that non-compliant work.

The QBCC would recommend all building designers and contractors reference Timber Queensland’s Technical Data Sheet 35 – Corrosion Resistance of Metal Connectors at www.timberqueensland.com.au to better inform themselves as to how compliance can be achieved.

You can also find technical information on the QBCC website.

If building designers and contractors alike take on board the messaging contained within this technical feature and ensure compliance of installed joist hangers and other connectors, they can feel assured their works will be compliant and durable. They can also help to ensure the long-term performance and safe use of decks and balconies constructed in Queensland.  

The QBCC acknowledges the invaluable support of Timber Queensland in allowing the use of images and tables.