- This topic has 3 replies, 4 voices, and was last updated 12 years, 5 months ago by .
-
Topic
-
An owner of a building containing 100 units has written to the building manager asking for permission to install a mains switch inside his unit.
The building was designed with two switch rooms on each level. These contain the power boards for common areas and all units. All switch rooms are keyed alike and the BM keeps a key in a safe in the entrance foyer.
In the event of a power failure to a unit the owner or tenant has to ask the BM for the code to the safe which holds the key to the switch rooms. The system works perfectly unless the BM is unavailable, sometimes up to 12 hours at night.
I am another owner who is unhappy with the present arrangement. A few weeks ago there was a power failure in my unit and my tenant packed his bags and walked out at midnight when I was unable to contact the BM so that power could be restored.
The strata manager has advised the BM that because common property would be involved a special by law would have to be passed. This building was built in 1960. Do other buildings have this problem and what have they done about it?
Bomb Thrower
-
Replies
-
Hi Bomb Thrower,
This sounds like a very interesting situation. In most buildings the power boards will be secured by (in an old building) what is known as an NMB key or (in a new building) an abloy key. These are standard keys that a qualified licensed electrician or the energy provider will have a copy of.
This allows for an owner or resident to call Ausgrid to attend after hours and reactivate the power to the unit.
You may find that there could be a requirement in the BCA or Ausgrid standards to have the separate external main switch where the meter is located.
Mr S
Hi bomb thrower
Mr S is right. There is a standard key which you can get from any locksmith called an “NMB key” and this is usually sufficient, unless they have been rekeyed after installation.
In most buildings now, Ausgrid, (formerly Energy Australia) are updating the metres to wireless telemetry so they can dial in and read your usage remotely. They’ve done a few of ours already.
For your specific problem you need to clarify.
- Whether the circuit breakers (RCDs) themselves are getting on and may need replacing.
- Whether you can tap in and by pass the current circuit breakers that keep on tripping, and set up your own circuit breakers with your unit.
- Whether this is compliant with the BCA and other fire legislation.
- You may need to engage the services of an electrical engineer and an electrician to carry out the work, as well as a solicitor for setting up the exclusive use by-laws, as well as an EGM/AGM to approve them.
With all this hassle, it sounds like its easier giving the key to all the owners to have just in case power goes off.
Kind regards
Hi All, My building is 8 yrs old. Less than 30 lots. We have in each apartment an electrical board with switches for our own apartments so if there is a failure within we can address independantly. The larger mains including CP are in a switch room with access via an NMB key. Occasionally there are power failures and a simple call to Energy Australia will usually identify where the failure is.
I would have no problem with giving permission for a lot to have control of the electrics within their lot. So long as it does not control the CP and that they would take on board costs and maintenance.Cheers CBF
- You must be logged in to reply to this topic.