How Independent Audit Advice Saved an Owners Corporation $35,000

When a contractor recently recommended replacing 155 smoke detectors at a Melbourne residential complex, at a quoted cost of $35,000, the owners corporation assumed it was unavoidable. After all, the detectors were more than 10 years old, and “recommended service life” often gets taken as a compliance requirement.

But before approving the works, the facility manager, Rise Facilities, sought independent advice from Focus BRC, specialists in Essential Safety Measures (ESM) audits and building compliance.

Looking Beyond the Surface

Our Senior Auditor, Graeme Orr, reviewed the case against AS 1851–2012 Fire Protection Systems Standard. His technical assessment revealed a critical detail:

• Smoke detectors don’t automatically need replacing after 10 years.

• In modern addressable fire indicator panels, detectors undergo annual sensitivity testing, meaning only those outside the acceptable range need replacement.

• For older non-addressable systems, in-situ sensitivity testing is required at 10 years and every 5 years after. Again, only detectors that fail must be replaced.

In other words: the standard requires testing, not blanket replacement.

The Result

Graeme’s advice was shared with the contractor, who investigated further and agreed. The outcome:

• The $35,000 replacement project was avoided.

• The owners corporation achieved compliance without unnecessary cost.

• The contractor maintained a strong client relationship, free from disputes.

Why Independent Audits Matter

This case demonstrates why independent ESM audits are essential for strata managers and facility teams:

• Accurate compliance – technical detail in standards like AS 1851 can be overlooked.

• Cost efficiency – unnecessary works can be avoided while maintaining fire safety.

• Confidence – all stakeholders operate from the same, correct interpretation.

Graeme’s diligence and technical knowledge earned him Employee of the Month at Focus BRC, a reminder that expertise in compliance protects both budgets and safety.

Key Takeaway for Strata Managers

When faced with a large, unexpected compliance quote:

• Get independent advice from an accredited ESM auditor.

• Remember: not every recommended action is a required action.

• The right interpretation of building compliance standards can save owners corporations tens of thousands of dollars.

At Focus BRC, we help strata managers and owners corporations achieve compliance, reduce costs, and improve safety with independent, expert audits.