3. Procedure for mitigating cladding risk on relevant buildings

3.1 Introduction to procedure

3.1.1

The Procedure for mitigating cladding risk (Procedure) provides an approach for municipal building surveyors and private building surveyors on how to implement the cladding risk mitigation policy when fulfilling their functions under the Act and the regulations in connection with relevant buildings.

3.1.2

It provides cladding risk mitigation interventions which may include removal of some combustible external cladding to bring a relevant building to an acceptable cladding risk rating.

3.1.3

Building practitioners and owners may refer to the procedure to manage the fire-related risks associated with combustible external cladding on relevant buildings.

3.2 Buildings to which this procedure applies

3.2.1

This Procedure applies to relevant buildings as described in paragraph 2.1.1 of this framework.

3.3 Municipal Building Surveyor (MBS)

3.3.1

The MBS must have regard to the procedure in paragraph 3.5 of this framework when fulfilling their functions under the Act and the regulations in connection with combustible external cladding on relevant buildings

3.4 Private Building Surveyor (PBS)

3.4.1

The PBS must have regard to the procedure in paragraph 3.5 of this framework when fulfilling their functions under the Act and the regulations in connection with combustible external cladding, including when:

1. assessing remediation work proposals for combustible external cladding on a relevant building; and
2. determining whether a remediation work proposal is sufficient to issue a building permit for that work for a relevant building.

3.5 Procedure for assessing remediation work proposals

3.5.1

Where remediation work on a relevant building is required, a remediation work proposal for that relevant building should:

1. achieve, when the work the subject of the remediation work proposal is complete, a reduction of the risk rating of the relevant building to an acceptable cladding risk rating; and
2. seek to achieve that acceptable cladding risk rating without, where possible, requiring the remediation work proposal to comprise the full removal and replacement of all combustible external cladding.

3.5.2

To achieve the objectives set out in paragraph 3.5.1 of this framework, a remediation work proposal may incorporate a combination of the intervention types and solutions set out in the cladding risk mitigation interventions set out in paragraph 3.7 of this framework.

3.5.3

In assessing a remediation work proposal and determining which, if any of the intervention types and solutions set out in the cladding risk mitigation interventions should be adopted, the following principles should be complied with:

1. solutions that are currently available and recognised by building industry experts to mitigate risk without delay should be prioritised;
2. the following measures should be prioritised:
   1. removal of combustible external cladding proximate to ignition sources;
   2. preventing fires from reaching combustible external cladding;
   3. preventing fires already alight in the cladding façade from reaching residences;
   4. providing early warning about the presence of a fire to enable early safe evacuation of a building;
3. solutions that are evidence-based should be preferred;
4. consideration should be given to combustible façade materials other than the combustible external cladding which interface with the combustible external cladding and may heighten the risk of cladding fire spread; and
5. any cladding solution should identify the four fire hazards associated with combustible external cladding wall systems (balcony fire, SOU fire, ground fire, electrical fire via penetration), assess the associated risks and incorporate effective risk mitigations.

3.6 Enforcement of safety and building standards

3.6.1

Before issuing an instrument under Part 8 of the Act in respect of combustible external cladding and subject to a danger to life or property warranting otherwise, municipal building surveyors should consider providing a letter of action to the relevant owner or the owners corporation before issuing an instrument.

3.6.2

Where a municipal building surveyor has issued an instrument under Part 8 of the Act in respect of combustible external cladding and the requirements of that instrument remain unsatisfied, subject to a danger to life or property warranting otherwise, the municipal building surveyor should consider providing a letter of action to the relevant owner or owners corporation before further enforcement action is taken in respect of that instrument.

3.6.3

A letter of action issued in accordance with paragraph 3.6.1 or paragraph 3.6.2 of this framework should:

1. notify the relevant owner or the owners corporation about Minister’s Guideline 15 and this framework;
2. if a remediation work proposal has been provided to the municipal building surveyor by Cladding Safety Victoria, include a copy of that remediation work proposal; and
3. if a remediation work proposal has been provided to the municipal building surveyor by either Cladding Safety Victoria or by or on behalf of the relevant owner or owners corporation and the municipal building surveyor considers that the remediation work proposal would achieve an acceptable cladding risk rating such that:
   1. in respect of a letter of action issued in accordance with paragraph 3.6.1 of this framework, the municipal building surveyor would not issue an instrument under Part 8 of the Act if the remediation work proposal is implemented within a specified period of time, then the letter of action should state so; or
   2. in respect of a letter of action issued in accordance with paragraph 3.6.2 of this framework, the municipal building surveyor considers that the remediation work proposal would be sufficient to ultimately enable the instrument to be revoked, cancelled or discontinued if the remediation work proposal was implemented within a specified period of time, then the letter of action should state so.

3.7 Cladding risk mitigation interventions

The interventions that can be adopted to reduce risk on relevant buildings are set out below.

Cladding removal

1. Remove cladding that provides a pathway for external fire spread between separate sole occupancy units

• Reduces the risk of cladding fire spread between different sole occupancy units.

2. Remove cladding returning wall on balconies and soffits

• Reduces through cladding removal the likelihood of cladding ignition directly from a balcony fire source.
• Reduces the likelihood of an external cladding fire spreading into balcony areas.
• Reduces the likelihood of a flashover fire from balcony openings connecting with external cladding.

3. Overclad and encapsulate enclosed balcony returning walls with fire-rated elements

• Reduces through encapsulation the likelihood of cladding ignition directly from a balcony fire source.
• Reduces the likelihood of an external cladding fire spreading into balcony areas.
• Reduces the likelihood of a flashover fire from balcony openings connecting with external cladding.

4. Remove cladding from the ground floor level

• Reduces the opportunity of cladding ignition by removing cladding proximal ground level ignition sources.
• Reduces the opportunity for fire spread to upper residential levels from cladding fire spread.

5. Remove cladding adjacent sole exit or sole egress routes

• Removes cladding where it is foreseeable that a cladding fire would directly expose evacuating occupants to unacceptable levels of radiation, heat, smoke and falling debris.

6. Cladding proximal electrical penetrations is to be removed

• Reduces the potential for ignition at service/cladding interfaces.
• Provides additionally, where there are gaps surrounding penetrations, an avenue for the spread of fire from external cladding into the internal wall system. Removal of cladding proximal penetrations reduces the risks associated with cladding fire (addressed in Intervention solution 11).

Active fire safety system upgrades

7. Utilise sprinkler protection to building and balconies

• Reduces the potential spread of a building or balcony fire to proximal cladding by either extinguishing entirely or controlling a fire’s heat release rate.

8. Install multi-criteria detection to internal areas adjacent cladding (other than kitchens)

• Reduces the consequence of a cladding fire through early occupant warning by the installation of interconnected multicriteria detection to bedrooms/studies.

9. Install heat detection to kitchen areas adjacent cladding

• Reduces the consequence of a cladding fire through early occupant warning by the installation of interconnected heat detection to kitchen areas. Thermal/heat detectors are not activated by smoke, reducing the chances of spurious alarms triggered by cooking.

10. Interconnection of a buildings detection and alarm system, including the capacity of the system to communicate with external monitoring facilities

• Facilitates communication of alerts/warnings as considered appropriate through detection and alarm system upgrades.
• Facilitates earlier brigade intervention by installing Alarm Signalling Equipment to communicate signals from the detection and alarm system to an external monitoring facility or brigade directly.

Passive fire safety upgrades

11. Install passive protection where service penetrations and power points/electrical switches are installed to external wall cladding

• Requires protection (fire stopping, fire collars, grommets and fire boxes) where combustible cladding is to be retained by ensuring that services that pass through construction elements proximal to combustible cladding are protected.

12. The lighting installed in combustible cladding elements is required to be replaced with low voltage lighting

• Install low voltage lighting (higher voltage lighting removed) where mounted in combustible cladding (secondary winding output penetration). Halogen lamps for example get hot enough to ignite combustible material.

Exit and egress protection

13. Construction of a new (secondary exit) in lieu of cladding removal around the buildings original exit

• Provides an alternative exit path.

14. Install exit or egress protection (from radiation or debris) through the construction of a protective barrier or canopy

• Provides protective construction that can protect occupants from falling debris and any adverse heat exposure that may occur from a cladding fire. This construction should protect occupants all the way through to a place of relative safety.

15. Install self-closing devices and smoke seals to apartment entry doors

• Protects the paths of egress that may be affected by a secondary internal apartment fire, initiated by a cladding fire.

Page last updated: 26/10/23