Asset Management for Building Managers





A Building Manager needs to provide strategic and tactical maintenance programmes to ensure optimal operations of all plant and equipment. Creating an asset register has significant features which include allocating building assets to the balance sheet and knowing what assets and trades are required to maintain, repair and replace components.

The Building or Facilities Manager is required to understand the regulatory compliance and operations of a building to create an optimal, safe and a ordable environment.

Backflow Devices Saves Lives

When it comes to safety, knowledge is everything, and fortunately there is a wealth of information about RPZD's (Reduced Pressure Zone Device), AKA backflow prevention devices, available at our fingertips.

Similar to a component of a Fire Protection System in a commercial or multi-story building, an RPZD has the potential to save lives or, at least, minimise serious harm to people. It is understandable that regional and local water authorities have made it mandatory to have them installed into new build buildings with water meters larger than 25mm (medium to high hazard). Some authorities have taken the step to serve owners with a 'notice to comply' to install backflow devices retrospectively at their cost. 

A backflow prevention device eliminates the potential of a cross-connection within a property between potable water and any source of contamination that can cause harm or even fatal injuries. This can occur when the water mains is at a lower pressure than the internal plumbing system causing back siphonage. Examples of where this may occur are during a burst water main, excessive water demand, and sometimes during firefighting operations.

Owners are responsible for organising a Licenced Plumber (RPZD accredited) to assess, install, and maintain their backflow prevention devices. Plumbers are also responsible for advising property owners of their backflow requirements and for installing correctly rated backflow prevention device in-line with their needs, and in accordance with the current 3500 AS/NZS Standards. All RPZD's are required to be registered, tested yearly and test results submitted to their local water authority using an online lodgement system.

Water Corporations/Authorities may inspect properties to ensure ongoing compliance with Backflow Prevention obligations are met. Failure to maintain a backflow device will result in the serving of a non-compliance notice to the property owner or occupier.

For lower hazardous situations,  Vacuum Breakers or  Dual Check Valves are suitable backflow prevention devices that attach to hose taps to prevent back siphonage in contaminated areas. These devices may be used on hose connections in pool areas, garbage/waste rooms, grease trap enclosures, laboratory sinks, etc.

If you are unsure of your obligations, it is always better to be safe and ask you plumber to assess your properties backflow prevention requirements. I have seen many developments with existing RPZD's that have been forgotten about, so it is also worth asking your plumber to investigate if there are existing devices that need to be put back onto your maintenance program.

Do you need a Building Manager?

Building Managers are essential.

"Having both a good strata manager and a building manager will ultimately secure a better return on your investment," managing director of Luna Management, Dino Biordi said. 

"Your home - usually your biggest investment - is far too valuable not to be managed by professionals who have your best interests at heart and can save you heartache and money.  

"A building cannot operate optimally without a strong, cohesive strata and building management team. While the owners corporation give the overall direction, the strata and building manager's functions are both critical and fundamental to the operational success of any building development."

Take a look at the full article @ Stratalive 

Pre approving contractors is essential


Using reliable, trustworthy, and cost-effective service providers does not guarantee a thorough vetting process if that doesn't also include a Work Health & Safety (WHS) audit.

Having a current Approved Contractor's List (also known as a Service Provider's List), is an important resource for building and facilities managers. A properly managed list ensures service providers can be enlisted effectively in the event of urgent work. 

As building managers handle health, safety and welfare of all occupants, visitors and workers in common spaces within a building, it is imperative they undergo a pre-approval process. A good WHS management system will include a pre-approval process that aims to make all service providers acutely aware of their responsibilities regarding maintaining a safe and healthy workplace. It is a requirement for building managers, on behalf of the owners corporation, to ensure all service providers meet the current health, safety and environmental regulations and standards.