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ACP Combustible Cladding Assessment
On 18 August 2018, a ban was issued on ACP with a core of more than 30% polyethylene by mass in any external cladding or related application for Type A and Type B buildings, under section 9 of the Act.
The exceptions to the ban are:
Aluminium Composite Material (ACM) also known as Aluminium Composite Panel (ACP) is a building material that is commonly used as a lining to external walls. Some core types comply with the requirements of the BCA and are an acceptable product and can remain in place with no work required. Other cores that are highly flammable do not comply with the provisions of the BCA and consideration needs to be given to the replacement of the material.
BCA Logic has a team of experienced building surveyors and fire safety engineers that can assist in the identification of the ACM applied to a building, and complete assessment of compliance in accordance with the National Construction Code (NCC).
The thorough analysis encompasses the review of available building documentation to determine compliance with BCA, followed by a test of a small sample of ACP from the subject building to determine the composition of its core material. The final stage is a complete report to inform clients of the material installed and identified in the test and a pathway for action.
By undertaking a building facade assessment, you can move forward with the peace of mind that you have mitigated your risk from possible disaster.
At BCA Logic, we pride ourselves on integrity, accountability and performance to ensure that we provide solutions which lead to creating safer buildings for our clients and community.
The value of a life is immeasurable and therefore, it is crucial to ensure that a building is constructed to provide a high level of protection to ensure the life safety of all occupants within. Sure, the paperwork and legislative requirements have all been met, but what about the actual physical construction?
It has come to light through many discussions held with Private Certifying Authorities (PCA) and builders that there are ongoing issues present in the industry with fire stopping defects. We find that there is confusion in the industry between installing to tested systems and common practice which is a result of poor knowledge and understanding.
One of the biggest factors that affect fire stopping is the traditional method of installing services before erecting fire rated walls. This is contrary to the fire testing regime that constructs walls prior to service installations.
It is further noted, the industry is constantly changing with new products and materials being sought and used on sites. Many of these new products or materials are not tested by a registered testing authority and therefore do not comply.
There are consequential ramifications with these defects that affect the builder. These include:
There are also consequential ramifications with these defects that affect the consumer. These include:
We are currently assisting contractors during the construction phase by detailing fire stopping solutions to assist with construction methods and processes employed by the builder. These services include, initial “toolbox talks” where we discuss the construction methods and processes adopted with all sub-contractors to achieve a fully compliant fire stopping system that is then documented in a detailed penetration report.
We provide routine inspections of all units and common areas to maintain compliance with further inspections of common areas for general BCA/Access non-compliances that may arise. Every inspection is photographically documented and uploaded electronically to a cloud-based software accessible by client and consultants to allow for defects to be addressed and closed out. Upon building completion, BCA Logic will provide a penetration completion certificate verifying compliance with fire sealing systems.
Whether you are a Developer, Builder or PCA, please feel free to contact the BCA Logic team to discuss your project and our construction phase services to ensure that your development maintains a high level of life safety and compliance with the Building code of Australia in the physical form. If you are an Owner or Investor buying off the plan, protect your investment and have a discussion with your builder/developer to ensure that the highest levels of fire stopping are being provided.
Legal action is sometimes unavoidable, and when disputes do occur, we can assist by providing expert advice and evidence. Our directors have prepared many litigation compliant reports on buildings and the approvals process for a number of jurisdictions including:
The area of fire related building defects and Home Owners Warranty Insurance claims is expanding rapidly and we have been at the fore front of this part of the industry.
Another growing area of litigation is around Aluminium Composite Panel (ACP) and we are currently working on a number of projects involving compliance with the building code and the role of the builder/developer.
We undertake the role of an expert witness by providing detailed assessment of the matter and providing expert reports – this requires compliance with a strict code of conduct and we comply with these requirements not only with respect to legal issues, but in our day to day consulting projects.
The process generally requires involvement in expert conclaves, joint inspections and mediations. These are all matters that BCA Logic has vast experience in.
It is always advisable to have your legal counsel engage experts to ensure separation between clients and experts and to protect impartiality of the experts.
We have worked closely with law firms such as Clayton Utz, Mills Oakley, Bannermans Lawyers, Chambers Russel, Collins Biggers and Paisley, and the insurance companies including Allianz, Vero and Lumley both in the settlement of claims and the recovery of monies.
Through our partner company BCA Energy, we provide specialised consultancy services and reporting in the field of building energy efficiency and Environmentally Sustainable Design (ESD).
At BCA Energy our goal is to find solutions to balance development costs while also providing a well-designed green building that complies with all relevant building energy efficiency regulations. Our consultants hold degrees in Mechanical Engineering and Sustainable Design.
In regards to Section J Reports, we always recommended that the full Section J assessment of all retail and commercial buildings is conducted before the development approval. Increased restrictions on glazing limits and performance may require design and window detail changes to meet compliance. This way BCA Energy can help our client’s projects reach their full potential by ensuring maximum savings and minimum energy use while avoiding disruptions and redesign post DA. The JV3 alternative assessment will be worth considering after the DTS assessment as significant cost saving and design options may become evident.
BCA Energy is also providing an NCC 2019 Section J update presentation. If you would like a copy of this, or you would like us to present this to your team, please let us know.
If you have any queries or require any further information, please do not hesitate us.
Our team of unrestricted Grade A1 accredited Building Regulations Consultants are accredited by the NSW Building Professionals Board (BPB) as being competent in all aspects of relevant accessibility legislation such as the Disability Discrimination Act, the Disability (Access to Premises – Buildings) Standards, 2010 (“The Premises Standards”) and the building Code of Australia (BCA) which contains the legislative requirements for the provision of access for people with a disability under Part D3 and F2.4.
Our team of Consultants are also Access Institute qualified with Access Consulting post graduate training and education which allows us to provide a broad range of accessibility consultancy services.
We have in-depth knowledge and understanding of the Access to Premises Standards that apply to existing buildings where new works are being carried out allows us to competently assess the “affected part” and provide reasonable and cost effective options to achieve compliance with the Premises Standards for existing buildings or buildings with heritage requirements.
As accredited and access qualified building consultants we are up to date with all relevant legislative requirements that apply to both existing buildings and new developments and work proactively with architects, building designers, builders, project managers and developers in achieving designs that meet all relevant accessibility requirements whilst also ensuring that the design intent is maintained.
BCA Logic can provide a broad range of accessibility consultancy services, regularly carrying out the following services for clients:–
To request a quote or for more information on our services, please get in touch. https://www.bcalogic.com.au/contact/
BCA Logic and Stephen Grubits & Associates (SGA Fire) fire engineers have a wealth of experience across a vast range of project types and sizes. Our key strengths in fire science and technology, coupled with our comprehensive understanding of the regulatory framework, enables us to offer fire safety engineering services that are at the cutting edge of technology and innovation to the benefit of our clients.
Fire engineering is the art and science of holistically designing facilities and buildings for fire and life safety from first principals rather than blanket application of prescriptive requirements.
Fire engineering is a powerful tool to achieve project outcomes that could not be possible under the Deemed to Satisfy provisions of the Building Code.
Our core expertise is in finding creative, but achievable fire engineered solutions for all types of buildings, structures and projects. Our aim is to always provide the most robust and flexible approach while minimising unnecessary costs and constraints on designers, and minimising future maintenance requirements. Our team will:
Our fire engineering team has fire engineering qualifications and are certified accredited fire engineers across all States and Territories of Australia. We also have substantial project experience in the UK, and Ireland, and specific project experience in
We have developed bespoke fire engineered solutions for a multitude of development types including new buildings, extensions, major and minor refurbishments, and mid-life renewal projects. To request a quote or for more information on our services, please get in touch. https://www.bcalogic.com.au/contact/
With more than 150 combined years of building regulations and National Construction Code / Building Code of Australia (BCA) experience gained in private enterprise, local and state government, BCA Logic is uniquely positioned to provide Building Regulations Consultancy to all building and facility stakeholders including Owners, Architects, Developers, Builders, Strata Plans, and Public Sector Authorities.
With the introduction of the NSW Building and Development Certifiers Act on the 1 July 2020, BCA Logic as consultants are able to assist with all manner of building regulations and BCA consultancy throughout the design phases of NSW projects. Under the Act, there is a stronger distinction between design consultancy and certification functions and what constitutes a conflict of interest. Accredited Certifiers/ PCA’s, now to be known as Registered Certifiers whom undertake certification work, will no longer be able to participate in a project’s design phases and Development Application assessments.
For new building work, BCA Logic can facilitate and expedite the building approvals process by ensuring that building proposals both satisfy the regulatory provisions and also the requirements of the approval authority. Further, for buildings under construction, BCA Logic can provide detailed progress inspections on behalf of the Builder, Developer or Owner in addition to those carried out by the PCA, avoiding any last minute issues that can delay finalisation of the building works.
For existing buildings, BCA Logic can provide inspection and audit services such as detailed condition reports, due diligence reports and fire and life safety audit reports.
Through experience, team-work and an innovative approach to building design BCA Logic utilises the flexibilities and opportunities available within the Performance Regulations to assist in the economic undertaking of building development.
Concept Design Phase
Detailed Design Phase
Building Approvals and Construction Certification
Existing Buildings and Due Diligence
Annual Fire Safety Measures Certification
To request a quote or for more information on our services, please get in touch. https://www.bcalogic.com.au/contact/