Who Is Responsible For Cleaning An Exhaust Ventilation Duct System?
We have been asked on occasion by the Body Corporate to show good cause as to why the Committee should pay for removing flammable build-up from within the buildings exhaust ventilation duct systems.
In some instances, the committee members are adamant it is not their responsibility to clean the exhaust ducting and roof exhaust fans located in common or core areas of the building. It is the committees belief that this maintenance should be the responsibility of, and paid for by the apartment owner.
The exhaust duct system and its associated ductwork has been designed specifically to suit the various parts of the apartment building – i.e. studio, one, two, three-bedroom apartments, penthouses, as well as public toilet, recreational and common areas. The exhaust ventilation duct system is installed and incorporated within the building at time of construction.
The use and maintenance of the exhaust duct system is under the control of the body corporate by means of exhaust fan sets located on the roof of the building, or within a plant room. The apartment owners have no input or say, and have no instructions as to any responsibilities towards its maintenance or upkeep at the time of purchasing an apartment. The technical scope of operation is beyond the majority of owners’ capabilities.
So what can apartment owners, some Body Corporate members and Strata Managers do to protect the spread of fire throughout a high-rise apartment, when their is no planned maintenance program in place for their exhaust ventilation duct system?
It is common knowledge that lint and matter build-up within exhaust ventilation duct systems is combustible. Should a fire break-out within an exhaust ventilation duct system it would be almost impossible to contain. Fire within an ageing ventilation duct system has the capabilities to spread throughout ceiling areas and potentially throughout the fabric of the building.
The tragedies at Grenfell Tower in the UK and Neo200 complex in Melbourne were a result of fires being able to spread from their source externally. Unfortunately, little time is spent discussing the issues surrounding the internal spread of fire through ducted systems within the roof space.
Body Corporate & Community Management, As Well As State Fire and Emergency Services Agree – The Body Corporate Must Inspect and Deep-Clean Ventilation Duct Systems If Build-Up Is Present.
In our regular discussions with Body Corporate & Community Management and State Fire and Emergency Services, high-rise apartment buildings should engage the Body Corporate (or management) to have their exhaust ventilation duct systems inspected on a regular basis. If build-up is present it must be removed. Further, BCCM and state Fire Services also advise the Body Corporate should incorporate the ventilation duct cleaning service into their future planned maintenance program.
In our experience, cleaning exhaust ventilation systems at intervals of 4-6 years is most effective subject to no major roadwork, construction or infrastructure upgrades occurring within nearby areas. This allows the system to operate efficiently, as designed and with reduced risk.
SafeAir Industrial Services were the first contractors over fifteen years ago to introduce ventilation duct cleaning services in high-rise apartment buildings throughout South East Queensland. Over this time, SafeAir have deep-cleaned over 140 resort, hotel and apartment buildings. Out of all of the apartment buildings SafeAir have surveyed – none had ever had their systems cleaned. It had been, and in some instances still is – ‘out of sight out of mind.’
As well as ventilation duct cleaning services, SafeAir’s main line of work is deep-cleaning commercial air-conditioning systems for shopping centres, office buildings and supermarkets. The benefits of deep-cleaning have shown to be successful. A vast number of clients initiated second and third cleans, simply due to the benefits gained by cleaning the system, and choosing to schedule the deep-clean as part of their planned maintenance services.
Arrange A Free Site Survey Or Free Quotation
For more information on deep-cleaning or re-cleaning your buildings Ventilation Duct System, talk to one of our Project Team members on 07 5562 0028 or complete our Free Quote form.