preparation of the suitable strata plan
approval of the plan by the controlling authority
upgrading of the building particularly to meet the requirements of Building Code.
valuation of unit entitlements and preparation of a schedule of unit entitlements.
registration of the plan and separate unit tiles with the LTO
redrafting of any mortgages held over the property and approval of the mortgagee.
establishment of a body corporate.
The main costs in the conversion of an older block of flats to strata title are the need to meet the requirements of :
* A new and more stringent building code
* A different consumer demand.
OBTAINING COUNCIL APPROVAL
The valuer often encounters problems in trying to find out the council's attitude to a proposal to convert older style flats to strata title. The officer responsible for processing and making recommendations on strata conversions vary from council to council underlining the problem of lack of commonality of policy. If the valuer is advising a developer, he/she can make a tentative application including a sketch plan showing the location of the building and strata boundaries, carparking provisions and a calculation of the areas of the units. This can be carried out during the "option to purchase" period as part of a conditional contract, conditional on planning approval or tentative approval for the conversion. If the council agrees "in principle" it will forward a letter to that effect but subject to a number of conditions. Such a tentative approval is usually sufficient for the developer to proceed with purchase and start the groundworks.
Pre war and immediate post war blocks of flats were built when building controls were less stringent than those applicable today and therefore, a large part of the cost of conversion is updating the building's "integrity". That is, to meet the requirements of the current building code particularly, that applying to prevention and control of fire.
FIRE CONTROL AND PREVENTION
The following are the main requirements to meet current fire control and prevention standards:
1. All councils will require adequate separation of fire between the units.
2. If the building is structurally sound it will offer some resistance to fire but the ability to resist, will depend on the materials used in construction. For example, bare metal framework and light timber framing exhibit a low order of fire resistance under the standard condition and both types of construction fail by a wide margin to qualify for a grading of "1 hour fire resistance" which is the lowest grade recognised by the regulations. Probably, the best option for such a building is demolition and then rebuild.
2. In contrast, a 280mm cavity wall of clay brickwork is able to withstand the test conditions for more than 6 hours and thereby exceed the most stringent requirement of the code which is a 4 hour rating. Therefore, the conversion of an old masonry building is the most viable option.
PROPOSED BUILDING USE AND SIZE
The above requirements can be mitigated by the use and size of the building. The combustible contents of buildings have been found to correspond with their class of occupancy and surveys have found that the quantities of combustible material associated with flats can be expected to increase and to give rise to fires of potential severity but much less than for most commercial and industrial uses. The effect of fire can be reduced through the provision of suitable egress, the subdivision of the building into fire compartments, type of construction, location of the building, protection of openings in the external walls, and the use of fire/smoke detectors. All residential buildings should have smoke detectors as they are cheap compared with sprinklers.
The assessment of fire resistant construction is by way of the precautions to be taken. That is , the positions with which fire resisting construction is used, rather than the fire properties of the construction as a whole, contribute to human safety. The surfaces and finishes of fire resisting construction should not contribute significant amounts of fuel to a fire or promote the spread of fire.
APPLYING THE CODE
Refer to the building code to ascertain which elements of a building are required to be of fire resistant construction and the fire resistance rating for each. The requirements differ according to purpose, size, and location of the building. For example, the more stringent requirements apply to a multi storey building built on the boundaries of the allotment and within a built up area.
The safety of occupants is fostered by separation of storeys by means of fire resistant construction and by the provision of a system of exitways enclosed by fire resistant construction. If complete coverage of the site precludes the provision of external stairs then the fire isolation of internal stairs is necessary for the safe conduct of people past the seat of a fire on an intermediate floor. This can be very expensive and results in a loss of floor area:
Building regulations also require that the lift, ventilation and other shafts be enclosed throughout their height by fire resistant construction so as to check the spread of smoke and fire. Openings necessary to provide access to these shafts must be protected by proper fire door assemblies. The spread of a fire hazard is reduced through the control of the location, size, and protection of openings through which fire or heat can pass at intensities sufficient to endanger other property either by the direct impingement of discharging flames or by exposing it to intense heat radiation.
External walls that contain openings must be able to withstand the complete burnout of the contents of the building so as to prevent any increase in the aggregate area of openings able to discharge fire. Roofs must likewise be constructed to minimize the discharge of sparks and flying brands. The collapse of the structure can be avoided by the grading of the fire resistance ratings of principle elements to match the maximum potential fire severity associated with the classes of occupancy to be accommodated.
A "FULLY PROTECTED" BUILDING?
The term "fully protected" applies only to the structure and is a building which potentially, is able to restrict a fire to the storey in which it occurs. However, it can still spread to the floor above by way of the windows. A compromise in design considerations and fire control is made by providing that the fire resisting construction is not less than about one metre in vertical height between window openings above each other in successive storeys.
Some relaxation of the above controls are possible for a small block of flats and a building well set back. Some buildings of limited height are permitted to be erected in construction that is not fire resistant in any part because the consequent increase in personal hazard is offset by measures to facilitate egress in the event of fire. This can be verified with the local council. For an older block of flats it is essential to provide a good external fire escape.
"DEEMED TO COMPLY"
The current trend is towards a combination of "deemed to comply" provisions and performance requirements, the latter being aimed to facilitate the admission of any form of construction on proof of its ability to satisfy the intent of the regulations. This is a much better and more flexible rule allowing the sympathetic conversion of old buildings having architectural merit and the use of novel fire control methods. Further, it is in line with the superior performance approach policies of AMCORD URBAN.
Conjecture and opinion cannot be used but must be subject to the standard fire test which is subject to the expected loading. Therefore, council discretion allows the use of diverse combinations of materials that differ markedly in physical properties such as ruggedness and vulnerability to corrosion. There will probably be a need to apply fire protective treatments to old buildings. These include soft coatings to concrete but must withstand the severity of conditions to be encountered during the construction period and the service life of a building.
In some buildings the likelihood of a fire outbreak is very low but nonetheless the materials must be suitable for the expected life of the building. Openings in old buildings will most likely have to be modified. The most important openings are those in floors for stairways, lifts and other services, and those in partitions for trafficways or ventilating ducts. Openings through the floor are best protected by fire resisting construction built around the perimeter of the openings and extended to the floor above. However, this option is very expensive.
Fire door assemblies are used to protect essential openings in walls of shafts or other fire resisting construction. A duct that passes horizontally through fire resisting construction may be required to incorporate fire dampeners which, in the extent of fire, will operate automatically and block the duct where it penetrates the construction. Very old multi level buildings have timber floors which can be "sandwiched" between suitable fire rated material however, this is also a very expensive option. Another major may the need to relocate service ducting within concrete floors.
NEW SERVICES AND FACILITIES
An old building will also require the modification of, or provision of services and facilities which the modern apartment owner expects. For example:
* New or better air conditioning
* A swimming pool
* More carparking including undercover parking (check council code).
* More landscaping (check council code)
* New lifts
* New kitchens and bathrooms.
The valuer should look at new strata developments in the immediate area so as to determine the current market demand, finishes and prime cost (PC) items. The incorporation of many of these requirements may overcome the requirements of the building code and it is opportune to implement new services and facilities when upgrading an old building.