Smoke Alarms In Qld

R

ritchie77

I am aware the laws are changing from July 1 but could somebody help me clarify my position....

I have a house that will hopefully settle in July 07, contract date is in May 07... So I am obliged to have smoke alarms because the previous owners are PPOR whereas I am an ivestor. (correct so far?? or is it supposed to have smoke alarms on settlement??)

Also, if I am to purchase and install myself is it ok to use battery ones??? Or better still lithium ones which last for 5 yrs I think and are not too exp.
Does anyone have any instances where the PM has installed these in QLD and a rough guide of price??

Once again thanks guys and its chucking it down here in Sydney!!! I hope you QLDers are enjoying the sun?? :)
 
Change of Tenant

We've just got battery operated ones in our properties in QLD
but you do need to supply a fresh set of batteries on change of tenant/lease
Not a real hassle as the PM will lokk after this.:D
 
I just got this letter from my PM,. they want to charge me $75.00 a year to maintain smoke alarms, what does everyone think?

Dear Owner,

RE: CHANGE OF LEGISLATION FOR SMOKE ALARMS IN QUEENSLAND

Due to yet another change in the Queensland Government Legislation for the installation and maintenance for smoke alarms in Queensland, Ray White On Mulgrave has decided to employ another Smoke Alarms company to take care of your alarms and your investment.

Smoke Alarms Solutions are locally based and are the industry leaders in residential smoke alarms.

The new legislation requires that smoke alarms be serviced not only once a year – but also when a new tenant moves into the property or when an existing lease is renewed. A certificate of compliance is also required upon each service.

To save you money Smoke Alarms Solutions have decided to cap their fees. You will pay a total of $75 per year; no matter how many times Smoke Alarms Solutions need to service your alarms. The closest competitor charges $95 per year.

Please ensure that you read the enclosed changes to the legislation and forward the “Owners Authorisation” (enclosed) back to the office AS SOON AS POSSIBLE.



SAMPLE LETTER THAT CAN BE SENT TO LANDLORDS


SMOKE ALARM COMPLIANCE PROGRAM

The Fire and Rescue Service Amendment Act 2006 is now law, and with it comes added responsibilities for you as a property owner.

The Rules

• Landlords must ensure that by 1st July 2007 their property is fitted with the required number of working smoke alarms complying with Australian Standard 3786-1993 and installed as per the Building Code of Australia.

• A landlord or agent must test and clean each smoke alarm within 30 days before the start of a tenancy, which includes tenancy renewals. In addition, a landlord or agent must replace, in accordance with the manufacturer’s instructions, each battery in the smoke alarm that is flat or that the landlord or agent is aware is almost flat within 30 days before the start of a tenancy.

• The landlord or agent must also replace the smoke alarm before it reaches the end of its useful life. If the smoke alarm reaches the end of its service life, the landlord or agent must replace it immediately.

• Tenants are required by law to test and clean each smoke alarm in the dwelling at least once every 12 months. Tenants are also required by law to replace each battery that is flat or almost flat.

Your Responsibilities

By 1st July 2007 your property must comply with the new legislation. This is not just establishing that a property has a smoke alarm. You need to ensure that the property has the required number of smoke alarms; that they are located correctly as per the legislation and the Building Code; that they meet Australian Standards; that they are working; that they are not past their expiry date.

Before the commencement of every new tenancy, you must ensure that smoke alarms are inspected, tested, cleaned and the battery changed (if necessary). Unless you choose to do this (which is not recommended) then you need to have a specialist do this for you, who will make a charge for the service.

This can be a significant cost for if you have a number of new tenancies in a year. This is because before the start of every new tenancy and tenancy renewal, the smoke alarms must be inspected, tested, cleaned and the battery changed (if necessary).

The Solution

As your Property Manager, we have worked hard to ensure that your initial and ongoing responsibilities are fully met in the most cost-effective way possible.

We have appointed (COMPANY NAME) as our exclusive provider of smoke alarm services. (To learn more about (COMPANY NAME), please visit WEBSITE).

Prior to 1st July 2007, they will visit your property and undertake a detailed inspection and undertake whatever alterations/additions are necessary to ensure your property complies. They will also inspect, test, clean and change the battery in all existing smoke alarms.

They will then re-visit your property on an annual basis, and inspect, test and clean all smoke alarms. Should there be a new tenancy or tenancy renewal either before 1st July 2007 or during the forthcoming year, they will return to your property and undertake the cleaning and testing procedure as detailed in the regulations.

To keep your costs to an absolute minimum, we have negotiated with COMPANY NAME to do all this work for you for one annual cost, regardless of how many times they need to visit your property during the year.

The Summary

This comprehensive service has been designed to ensure that your property is fully compliant. Please refer to the attached Authorisation Form for full details of the costs involved, and return a signed copy of the form by return mail.

It is important that this system be in place, and your property inspected prior to 1st July 2007, so please return the signed Authorisation Form today. If you have any queries, please do not hesitate to contact your Property Manager.

OWNER AUTHORISATION

Annual Inspection and Maintenance Service
Prior to 1st July 2007, COMPANY. will visit your property and undertake a detailed inspection and undertake whatever alterations/additions (only if necessary) to ensure your property complies. They will also inspect, test, clean and change the battery in all existing smoke alarms.

COMPANY will visit your property on an annual basis, and inspect, test and clean all smoke alarms. Should there be a new tenancy either before 1st July 2007 or during the forthcoming year, they will return to your property and undertake the cleaning and testing procedure as detailed in the regulations. There is no additional charge above the annual fee, regardless of how many times they need to re-visit your property. A detailed written Inspection/Test Report will be provided to the Property Manager for your file.

Annual Maintenance Charge $ 75.00 per annum
There is no additional cost for properties with more than one smoke alarm
Note that any new installations will be an additional cost.

New Installations
If COMPANYfind that additional or replacement smoke alarms are required, they will make the necessary changes to ensure your property complies. Please indicate your preference of smoke alarms as detailed below, which authorises COMPANY to install your preferred smoke alarm/s only if they are required to ensure your property complies.
 9v Battery Operated smoke alarm – Photo-Electric $ 55.00
 10 Year non-removable battery smoke alarm – Photo-Electric $ 99.00
 240v Hard-wired smoke alarm – Photo-Electric $ 154.00
 1kg Fire Extinguisher (Not compulsory but recommended) $ 49.00

Note – COMPANY strongly recommend Photo-Electric smoke alarms, and for a rented property – the 10 year lithium battery, non-removable battery smoke alarms.

I hereby authorise COMPANY to inspect my property and undertake the annual maintenance program on an ongoing basis. I also authorise the installation of my preferred smoke alarms (only if necessary) to ensure my property complies.
 
$75 per year maintanance sounds a bit dodgy to me. As a first step I would call a couple of other property managers in the area to find out what they do. This will give you ammunition when you go back to your PM.

Good luck
 
Cleverly worded

karina said:
The new legislation requires that smoke alarms be serviced not only once a year – but also when a new tenant moves into the property or when an existing lease is renewed. A certificate of compliance is also required upon each service.
Click to expand...

I believe that the certificate of compliance is only required as it is being done by the company for your records (like a receipt).... I cant find it being manditory in the legislation.
If a new appliance is wired in by a sparky, sure it's required, but a servicing by the owner or his/her agent acting on their behalf doesn't require a certificate.
 
Hi Karina

All sort's of BS was flying around when it first started in NSW. I certainly received a number of letters, as posted, with varying details as to what you are supposed to do.

In the end we went for the hardwired option because, as I understand it, batteries don't have to be replaced each tenancy. Even with the 10 year battery there is no need to have an annual inspection, so charging $75 per year plus the inevitable 'replacement charge' because the one that was there 'wasn't working', you will soon be paying for the said companies new IP;)

I love the way they recommend the 10 year battery option so then they have to do even less at the time of their visit.

As mentioned we installed hardwired alarms at a cost of about $100 per property so I would think the same sort of price should be available in QLD.

Cheers
 
Hot off the press from my PM

Got this email from my PM this arvo:
Sharon
Re smoke detectors: have to be updated in the 2 flats along with safety detectors. We have suggested hardwired detectors, $120 each or otherwise battery smoke detectors, our handyman charges $65 and $35 for extras.
Could you please advise your instructions
Regards
Helen
 
Some of our agents have sent us info as follows:

NSW - 6 monthly servicing @ $5.00 per unit + $6.50 per battery change (I assume "per unit" means per alarm - haven't clarified yet as only just received letter).

Central Qld - $75 per annum

FN Qld - $60 per service (could be $120 pa if two 6 month leases to different tenants I suppose).

Quite a variation in price. We are yet to hear from 1 Qld and three NSW agents as to what system they are putting in place. Doesn't suprise me as we find that generally Qld PMs have better systems than NSW agents.

Don't have to install any alarms, but the quoted price for hard wired has been around $100.

Wake
 
Yeh I think I will defo stick to the battery ones and do it myslef on settlement... then leave it up to the tennant to change, dont want excess charges from the PM!!!

Also, I take it the house does not have to be installed with a smoke alarm and that is my resp. if it settles in July 20th... or can I request thereb be one there??

Thanks guys
 
We've just had the smoke alarm discussions with the PMs of our 2 properties in Queensland and it seems that we are up for $65 per property per lease renewal :eek: If we have 6 months leases (good idea in this rental climate) this is an additional $130 per year per property. This is the maintenance fee for checking the smoke alarms (apparently regardless of what type they are) by a registered person (can't be the PM or me) at the time of the new lease / lease renewal. This is nuts and way over the top for fire safety but apparently it is legislation ... great, another useless bit of fee that will result in higher rents (but not helping me or the tenant).

kaf
 
Testing alarms....

I have been searching through the RTA and Queensland FRS website and cant find anything in regards to who must test the smoke alarms.. it seems to me that the lessor or agent can test/clean the alarm at the start of the tenancy

"A lessor or agent must test and clean each smoke alarm within 30 days before the start of a tenancy. In addition a lessor or agent must replace, in accordance with the manufacturers’ instructions, each battery in the smoke alarm that is flat or that the lessor or agent is aware is almost flat within 30 days before the start of a tenancy" QFRS

Why does the alarm need a professional to test the alarm? Isnt testing the alarm done by simply pressing the test button and ensuring it is clean and in working order. Surely this is within the capabilities of most lessors/agents. Am I being naive??:confused: I also cant find anywhere if you need professional documentation re: the test/clean, can it just be diarised/ noted by the agent/lessor??

Unlesss I am missing something, it seems a lot of people are getting on the smoke-alarm bandwagon, and charging exorbitant amounts to test/clean alarms...maybe someone can point me in the right direction...:)

Cheers, Nadia
 
Nards said:
I have been searching through the RTA and Queensland FRS website and cant find anything in regards to who must test the smoke alarms.. it seems to me that the lessor or agent can test/clean the alarm at the start of the tenancy

"A lessor or agent must test and clean each smoke alarm within 30 days before the start of a tenancy. In addition a lessor or agent must replace, in accordance with the manufacturers’ instructions, each battery in the smoke alarm that is flat or that the lessor or agent is aware is almost flat within 30 days before the start of a tenancy" QFRS

Why does the alarm need a professional to test the alarm? Isnt testing the alarm done by simply pressing the test button and ensuring it is clean and in working order. Surely this is within the capabilities of most lessors/agents. Am I being naive??:confused: I also cant find anywhere if you need professional documentation re: the test/clean, can it just be diarised/ noted by the agent/lessor??

Unlesss I am missing something, it seems a lot of people are getting on the smoke-alarm bandwagon, and charging exorbitant amounts to test/clean alarms...maybe someone can point me in the right direction...:)

Cheers, Nadia
Click to expand...

You remind me of discussions I had with one agent.

He indicated that all his PM's have now been given a piece of long dowl to assist in pressing the 'test button' on their regular inspections.

No extra charge. Don't know if they found a problem. I'll cross that bridge when we come to it.

Cheers
 
We self-manage and will take a piece of dowel to test the alarm before each tenancy starts and a ladder to change the battery.

If the PM goes to the house to show prospective tenants through, surely they can also take a piece of dowel and a ladder and a battery. Although a friend has a cleaning lady who says her company will not let any of the cleaners get on a ladder any more because of the risk of falling off. What is the world coming to?

The annual charges being mentioned here seem like a huge rip-off. Surely the PM can do the same job and charge a little extra for having to carry a ladder into the house, or have a handyman do it for much less than these figures being quoted.

Wylie
 
What can you do?

PM's are not insured to test smoke alarms. Any office who offers the service is nuts. Imagine if there was a fire and it was found that the smoke alarm was faulty yet checked by a PM with no qualifications or insurance what so ever, or worse an owner, the insurance will not cover you.

Pushing the button only checks if the beeper works.When electricians or others offer the service, they actually check the device with smoke as well and their insurance covers them for their work, half of the reason they have to charge so much!

The law unfortunately once again works against the owners.

We have found an electrician who does it for $37 per visit. So prob $74 per year. Not great but what am I saving in petrol, time, batteries, can of smoke and the complete risk of people's lives and my house in my hands and the extra stress of yet another thing to do in our busy lives....No thanks, I'll pay the $74 and have peace of mind all round.
 
Still not clarified....

Thanks KEISHA..this does make some sense especially re: PM insurance, however on the flipside tenants also have an obligation to test/clean the smoke alarm every 12 months - is it going to be expected that the tenant forks out for an electrician to carry out the test? What are the manufacturers instructions for testing (I havent got a brochure...)?

I also wonder, if as mentioned above, the insurance company won't cover you if tested by an unqualified PM, where this leaves the unqualified owner-occupier who has been merrily self-testing/cleaning for years...

Maybe there is a newly created market for cans of fake "smoke"!:D

While there is definate merit for this legislation,and in no way do I disagree that smoke alarms need to be installed and maintained by someone, I think the RTA really needs to get it together and spell out the requirements and stop this debate...I mean how hard does it need to be..or are the RTA covering their own bums by not providing specifics...:confused:

Cheers, Nadia
 
I plan to call the RTA and check this out. I also thought about the owner occupiers who do not test their detectors.

If it turns out I have to pay someone to do it, I will, but I suspect the RTA may not know the answer. We have had detectors for years in IPs and check them ourselves, so unless it is spelt out in legislation somewhere that this is not allowed, we will keep on keeping on.


Wylie
 
Wylie/Nards

You guys seem to be a bit ahead of me on this topic.... Have you found out any final details or legislation from the RTA?? Any assistance on this matter appreciated so we all know we are doing the right thing!!

Thanks guys:)
 
The following is an extract off our website about smoke alarm laws in Qld.

Queensland

From 1 July 2007, new laws will apply requiring all houses & units to be fitted with a minimum of at least one 9-volt battery-powered smoke alarm.

Legislation already exists in Qld providing that all new homes, and homes that have been significantly renovated, must have a 240-volt hard-wired smoke alarm that complies with AS 3786 guidelines.

Smoke alarms must be replaced before expiration of the service life date. This date should be clearly visible on the base of each smoke alarm (Max 10 years).

From 1/07/2007, Queensland landlords must provide a clean smoke alarm with new battery at the commencement of the lease. It is the tenant’s responsibility to replace any flat battery from that point after.

From 1 July, 2007 when a property is sold in Queensland, the vendor will be required to lodge a new form with the Queensland Land Registry stating that smoke alarms have been installed.

Non-compliance with any of the above provisions will result in a maximum fine of $375.
 
My Murgon real estate agent in Qld has enlisted www.smokealarmsolutions.com.au to service smoke alarms in my properties for a flat rate of $75pa per property. They agree to change batteries and test smoke alarms at the start of every lease or per annum. If you have three tenants in one year, it still only costs $75.

My real estate agent was not prepared to go up any ladders to service my smoke alarms.

A word of warning to those who have it worded in the lease that the tenant is responsible for servicing the smoke alarms; if they fall, they could sue you.

I am happy to pay the $75 for peace of mind and extra insurance from getting sued. It's tax deductable anyway. :)
 
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