AUST – HENDRY building surveyors were engaged by a prospective tenant to provide a building audit/ pre-lease occupancy audit encompassing regulatory issues such as the Building Code of Australia, Essential Safety Measures, Accessibility Audit (DDA), Risk and OH&S. The following is a part extract of the building audit; these parts of the building audit will give you some idea of issues raised when assessing a converted house to an office.

BUILDING AUDIT

PRE-LEASE OCCUPANCY AUDIT

FOR

XXXXXXXX

PREPARED FOR

XXXXXXXX

DATE OF INSPECTION – XXXX

DISCLAIMER

The information contained in this building audit document is given in good faith, based on site surveys and information provided to Hendry Group Pty Ltd by site representatives. However, Hendry Group Pty Ltd, their directors and/ or employees do not give any warranty for the reliability or accuracy of this information in the building audit or accept any responsibility for errors or omissions in this document, whether by negligence or otherwise.

Building Audit Pre-Lease Occupancy Audit


CONTENTS

1 EXECUTIVE SUMMARY: BUILDING AUDIT 4
1.1 OVERVIEW 4
2 INTRODUCTION 6
3 ACCOMMODATION PROPOSAL 6
3.1 OCCUPANCY OF EXISTING SPACE.. 6
3.2 ACCOMMODATION STAFF 6
3.3 EXISTING CONDITIONS 6
4 BUILDING DESCRIPTION 7
5 BUILDING CONDITION: BUILDING AUDIT 7
ACCESSIBILITY 7
Toilets 8
Kitchen 8
Lighting 8
Security 8
6 ASSESSMENT 8
6.1 TOWN PLANNING 8
6.2 BUILDING REGULATIONS 8
7 ISSUES OF NON COMPLIANCE AND RECOMMENDATIONS: BUILDING AUDIT 9
7.1 BCA C1.10 FIRE HAZARD PROPERTIES 9
7.2 BCA D1.4 EXIT TRAVEL DISTANCE 9
7.3 BCA D2.15 THRESHOLDS 9
7.4 BCA D2.16 BALUSTRADES 10
7.5 BCA D2.21 DOOR HARDWARE 10
7.6 BCA D3 – DISABLED ACCESS 10
7.7 BCA E1.6 – PORTABLE FIRE EXTINGUISHERS 11
7.8 BCA E4.4 – EMERGENCY LIGHTING 11
7.9 BCA F2 – SANITARY FACILITIES 11
7.10 FURTHER OBSERVATIONS 12

Building Audit Pre-Lease Occupancy Audit


1.  Executive Summary: Building Audit

1.1 Building Audit Overview

Our assessment of occupancy proposal for XXXX is made in relation to existing circumstances in the building. Inspection of the area suggests that the building condition and proposed office areas as well as the building amenities contained within this area all meet standard compliances for an existing building.

This is with the exception of the following that come with our recommendations for the current area:

The building audit building is a converted dwelling and due to its size does not require fire services such as hose reels and emergency lighting. Note – a copy of the existing Certificate of Classification should be requested to confirm the conversion of the dwelling to office space. If there is no Certificate of Classification for office use then this should be sought.

A summary of our building audit findings including recommendation table below is as follows:

  • Does the Accommodation proposal trigger State Planning Laws:  No – Confirm with an existing Certificate of Classification for office use.
  • Are there items which should be addressed in the building to improve either fire safety, health and amenity:  Yes – See recommendations

The recommendations adopt the following priority ranking. All recommendations should be existing requirements for this type of classification and as the building is being used for similar classification, we see these items as the responsibility of the owner.

 

BUILDING AUDIT TABLE

Priority Ranking (LAS) Meaning

A – High Priority – Prior to Re-occupation
B – Medium priority – 6 to 18 months after occupation
C – Low priority – Implement when doing building works or at end of life cycle

BUILDING AUDIT TABLE

Item

Report
Reference

Description of Recommended Work

Priority

1 6.1 Town Planning Ensure office use has been validated by way of a current Certificate of Classification. Any additional fitout works will require a new application. A1
2 7.1 Fire Hazard Properties Retain existing carpet and comply upon installation of any new floor coverings. C1
3 7.3 Thresholds Provide a sign to warn of steps at door threshold B1
4 7.4 Balustrades Upgrade Balustrade and Handrails to verandah and stair areas B2
5 7.6 Disabled Access There is no disabled access or facilities within the office space. Validate by way of obtaining a current Certificate of Classification.Disabled persons access and facilities will need to be addressed in the event of the building being required to be upgraded or if a claim is made under the Commonwealth Disability Discrimination Act. A2
6 7.7 Portable fire extinguishers Provide fire extinguishers to the office space. A3
7 7.9 Sanitary Facilities Ensure there is a facility for the disposal of sanitary napkins B3
8 7.10 Further Observations – An emergency plan should be implemented upon occupation of office area.
– Validate full height window glass by way of a Current Certificate of Classification.
– Upgrade the external stairs at the rear/side landscaped area
A4
A5
B4

Building Audit Pre-Lease Occupancy Audit


2.  Introduction

The building audit/ pre-lease audit has been done with respect to the Building Code of Australia and other relevant legislation in relation to the proposed lease and occupancy of the site for XXXXXXXX.

The following assessments have been made after a building audit inspection of the condition of the proposed site and include observations relating to BCA Compliance, capacity, and any recommendations that result.

Professional judgement during the building audit has been exercised in assessing the building and its services and in reaching our conclusion for the office space.

 

3.  Accommodation Proposal

The accommodation proposal is outlined below.

3.1 Occupancy of Existing space
Summary
The proposal consists of occupation of a converted XXXXXXXX for use by XXXX XXXX. Currently the space is occupied by an XXXX office. The main entrance will be from XXXX to the side entry verandah and office. The lease proposal will use existing amenities within the building.

Proposed Works/ Modifications
– Utilisation of existing fit-out and rooms and amenity area within the same floor space.

– Utilisation of existing toilet/ amenity facilities.

3.2 Accommodation Staff

We have been advised by the proposed occupants for this building audit that there will be no more than 10 persons occupying the space. Based on this population the office space is suitable to occupy this amount of people.

3.3 Existing Conditions

The ground floor space currently contains an XXXXXXXX. The space consists of a, front office/ foyer area; separate office and meeting space and an amenities and toilet area.

Our building audit revealed that the lower ground level/ undercroft area would not be suitable for occupation as an office.

Access into the proposed office area is either via a set of stairs at the front of the building or via the main verandah area at the side entrance.

Building Audit Pre-Lease Occupancy Audit


4.  Building Description

The property is a two storey converted timber dwelling with metal deck roof.

The property is located on XXXXXXXX and surrounding properties of the subject building have mixed residential and commercial uses. A driveway is located to either side of the dwelling and currently these are used as tandem parking bays for total of 4 cars.

Our building audit – revealed that there are no existing fire services to the building.

Floor finishes generally consist of carpet except for amenity areas of which are tiled.

For BCA reasons, the building is described as follows.

  • Building Classification – Class 5
  • Rise in Storeys – 2
  • Type of Construction – Type C
  • Effective Height – <25 metres as it relates to the BCA
  • Exits- Three exits direct to open space.
  • Uses – Class 5 Office and Telecommunication Facility.

Building Audit Pre-Lease Occupancy Audit


5.  Building Condition

Accessibility

The building is accessed via external stairs from the street and via the two driveways. The property is located on a sloped site.

There is currently no access for persons with a disability. As the site is sloped the gradients may be too great to create a compliant AS 1428.1 ramp.

Access to the office space is via external stairs and there is a door threshold that would also not comply with access requirements.

There are no disabled toilet facilities.

Common/ Office Areas

Toilets

1 x Unisex facility
1 x Shower
2 x Washbasins

This caters for a total population of 10 occupants

Kitchen

A kitchenette area exists within the office area.

Floor Coverings

Floor coverings consist of carpet which appeared in good condition. Compliance with fire indices
requirements of the BCA could not be confirmed.

Lighting

Lighting is varied, but majority is downlights within the office space and appear in good condition.

Security

There is currently a security system installed in the office area.

6.  Assessment

The appropriate standards and legislation that have been used in this building audit to assess the building are as follows

• Building Code of Australia
• Building Regulations
• Building Act
• Relevant Australian Standards

There were no major issues that would raise concern in the building audit inspection in terms of occupant life safety.

6.1 Town Planning

The site is situated in the XXXXXXXX Council – XXXX.

Review of the City Plan has not been carried out, however as it is intended to use the existing office space and continue a similar use, then this would not constitute a material change of use, and would therefore deem the works to be self assessable under the planning scheme. Subject to the extent of the works remaining internal then this would not trigger the requirement to obtain an approval from the planning department.
Confirmation however should be sought on the existence of a current Certificate of Classification.

Recommendations: Obtain a copy of the current Certificate of Classification.

6.2 Building Regulations

As the proposal will not consist of fit-out works then under the regulations this will not trigger the requirement to obtain a building approval.

Recommendations: Nil

Building Audit Pre-Lease Occupancy Audit


7.  Issues of Non Compliance and Recommendations

The following observations of non compliance and recommendations are made in regard to the accommodation proposal only and pursuant to the observations noted during the building audit inspection. We note that the recommendations address only issues of major building audit importance.

Any costings and appraisal of the accommodation options must make an allowance for items that could arise following a major building audit assessment.

Professional judgement has been used in assessing the building for this building audit.

7.1 BCA C1.10 Fire Hazard Properties
The fire hazard properties of any material or assembly in a Class 2, 3, 5, 6, 7, 8 or 9 building must comply with maximum critical radiant flux and smoke development rates.

Comments: The floor coverings generally consist of carpet within the office area that may not comply with fire hazard requirements.

Recommendations: Retain existing carpet, validate by way of a Certificate of Classification. Comply upon changeover to new.

7.2 BCA D1.4 Exit Travel Distance
The distance of travel to an exit must be achieved within 20 metres, or the distance to an alternative path of travel must be reached within 20 metres.

Comments: There are a minimum of two exits that are available from the office space. Exit travel distances will comply.

Recommendations: Nil

7.3 BCA D2.15 Thresholds

Comments: The door at the rear of the dwelling contains two steps without a landing.

Recommendations: This door would not be used regularly but it is recommended that a sign be placed to warn of the steps at the door threshold.

7.4 BCA D2.16 Balustrades

Comments: The external stairs and balustrade do not comply with dimensions outlined in the BCA. There are gaps greater than 125mm and the balustrade height is less than 1000mm in some instances.

Recommendations: Upgrade to the balustrade should be considered.

7.5 BCA D2.21 Door Hardware
Exit doors and doors in the path of travel to an exit must be openable without the use of a key by hand downward action or of a single pushing action.

Comments: Currently the doors are fitted with lever hardware. The main external doors are all fitted with deadlocks. Due to the size of the office this is satisfactory.

Recommendations: Nil

7.6 BCA D3 – Disabled Access.
Disabled access is to be provided to a class 5 building as required by BCA Table D3.2. Generally all areas of the building should be accessible to a person with disabilities.

• Disabled access is to commence from the street alignment, to and from the car park and/ or another building on the property in accordance with AS 1428.1 Design for Access and Mobility Code provisions.
• Access is required to be provided to and within all areas normally used by the public and staff via the main principal entry into the building.
• Disabled access and facilities must be identified by appropriate signage.
• Ramps are to have a maximum slope of 1:14 and handrails to AS 1428.1 provisions.
• Tactile floor indication and Braille signage is to be provided to warn of approaching stairs ramps or where path of travel intersects with vehicle access areas.

Comment: Disabled access is not provided to the principal public (main) entrance to the office area and/ or at any other entry doorway into the building. Access within the building for people with disabilities as specified within BCA Part D3 and AS 1428.1 is not complied with.

Recommendation: Disabled access and manoeuvrability to and within the building is to be reviewed accordingly with regards to Federal Anti Discrimination Legislation and is to be rectified when future improvements are made to the building including the provision of access ramps, dedicated disabled car parking, and sanitary facilities (premises standard).

7.7 BCA E1.6 – Portable fire extinguishers
Fire extinguishers must be provided to class 5 buildings.

Comments: There are currently no extinguishers on site viewed. Generally a dry chemical type fire extinguisher is required.

Recommendations: Provide a 3A:40B(E) dry chemical fire extinguisher

7.8 BCA E4.4 – Emergency Lighting

Comments: Emergency lighting is not installed within the office area and there are no exit signs above both the external doors. As this is a office space less than 300m² and there is no
public access, emergency lights are not required.

Recommendations: Nil

7.9 BCA F2 – Sanitary Facilities

Comment: A single toilet facility is provided including a shower and two vanity basins. These facilities alone are suitable to cater for up to 10 employees only.

Recommendation: Provide suitable provision for the disposal of sanitary napkins.


Building Legislation Table

Refer to our Building Legislation table for further information on the building permit process including building certification and as built drawings.

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