Complex Fire and Smoke Contamination Investigation


A fire incident occurred at an Australian property leasing a number of commercial tenancies which included food retailers. Resultant of the fire damage, fire and smoke contamination was suspected to have spread beyond the principally effected tenancy. The Insured’s Builder engaged a Hygienist to assess the tenancies.

The Hygienist’s report asserted that “due to the contamination (the retailers) are unable to comply with the OH&S regulations in so far as food retail is concerned”. This assessment resulted in a claim submission totalling almost $250,000. However, both the Loss Adjuster and Insurer involved had good reason to doubt the methodologies used by the Hygienist and the pre-emptive recommendations contained in his report. Oriel were subsequently engaged to provide an expert opinion on the extent of the fire and smoke contamination throughout the commercial property.

  • The Challenge

    The findings and recommendations as per the Hygienist report were drawn from a questionable examination methodology and a reporting language subject to hyperbole. The key elements of the Hygienists report subject to dispute were:

    • The Hygienist tested a range of surfaces across the principally affected tenancy focusing on polycyclic aromatic hydrocarbons (PAH’s) which are toxic in nature.The Hygienist adopted a daily exposure criteria that is at odds with the recommendations of organisations such as the World Health Organisation and the Cancer Council.
    • The Hygienist asserted that one or more samples tested were in excess of recommended daily exposure levels and as such all tenancies in the property required further testing. However, of the 32 samples taken within the principally affected tenancy, just four exceeded recommended exposure levels with two samples being from the seat of the fire and two taken from an adjoining wall directly affected by the fire. This suggested contamination was likely to be limited only to the principally affected tenancy.
    • The recommendation for decontamination of ceiling cavity of the principally affected tenancy and one other tenancy as well as further representative sampling to be undertaken in the surrounding tenancies.
    • The recommendation for soft furnishings or porous materials in the principally affected tenancy and one surrounding tenancy be discarded and replaced due to the costs and difficulties in removing contamination from these items successfully.
    • The recommendation that disturbance from ceiling decontamination process is likely to cause dust laden with contaminants to fall onto the surfaces below spreading contamination and as such the removal or covering of stock and furnishings to avoid further contamination is necessary.

    With sufficient reason to doubt the methodologies and recommendations of the Hygienists report, the challenge for Oriel was to disprove its findings.

  • The Solution

    Oriel’s solution involved commissioning a second Hygienist to conduct extensive testing within all the tenancies identified by the Builder’s Hygienist to be subject to contamination. As suspected, no PAH’s were found to be in excess of the adopted criteria levels in any tenancies other than the primarily affected tenancy. However, given the somewhat conflicting information by each Hygienists expert report. A third independent Hygienists report was commissioned to comment on both reports.

    The third Hygienists also took issue with the testing methodologies of the original Hygienist’s report stating they were scientifically inaccurate and as a consequence the reports recommendations invalid. The conclusion of this final report was that the decontamination cleaning (and subsequent recommendations) in the tenancies other than the principally affected tenancy deemed unnecessary unless for aesthetic reasons.

    Based on the second and third Hygienist’s reports, Oriel had sufficient evidence to discredit the recommendations made by the Builders Hygienist. The result was that a claim almost totalling $250,000 was reduced to just $5,000.

Commercial Asbestos Mitigation in the wake of the Brisbane Hail Storms


The hailstone had punctured through the corrugated cement roof clad buildings causing widespread asbestos fibre contamination to internal and external areas of the property.

  • The Challenge

    The site was adjacent to a residential housing estate posing a high risk that the contamination would also be spread to public areas. While the site was generally stable in its current state, a prolonged period of dry weather would increase the risk of airborne contamination.

  • The Solution
    • The site was immediately secured with the implementation of a thorough air monitoring & testing regime. The results were all satisfactory and the areas of risk continued to be monitored.
    • Priority was given to further assessments in and around the external perimeter where overland flow paths were thought likely to have distributed asbestos containing material onto publicly accessed areas.
    • Remediation procedures were implemented to areas close to or on publicly accessible areas thus mitigating future risks.
    • A decontamination regime was implemented that aimed to provide sufficient cleared areas to allow for a full building scope of works.
    • Given the significant cost likely for the internal cleaning of the floors, Oriel conducted a pilot trial of a representative area of the floor. The pilot trial was timed and the results were used in projecting costs for this component of the overall budget estimate for remediation.

Oriel demonstrate the importance of effective project management.


On the 20th of November 2014, a fire occurred in a low level unit of a large apartment building in the Melbourne Docklands area. The fire travelled in an upward direction, each time affecting the unit directly above the one below. The result was a fireball of flames through the units of 15 floors. The fire triggered the buildings sprinkler system on each level causing water damage to the units that were unaffected by the fire. In total, close to 120 apartments were damaged in the incident. Oriel Property Services were appointed to project manage the entire restoration.


  • The Challenge

    Due to the scale of the restoration, a major challenge of this project was managing costs. These had to be monitored through strict controls and intense scrutiny of all the materials and labour involved in the restoration. In addition to the projects scale, a short time frame was placed on reinstatement of the entire building. The deadline being before Christmas, meaning Oriel had only 34 days to complete a full restoration.

    A further challenge arose as a result of water damage caused by the sprinkler system and the subsequent development of mould in the affected units. This was of major concern as it was highly possible that, should mould be allowed to develop, the liability would be placed with the Insurer.

  • The Solution

    Some of the critical steps taken by Oriel that resulted in the project’s success include:

    • Engaging three separate restoration companies to ensure completion by the due date. Two of the restoration companies were dedicated to the internal restoration of the units, the third worked solely on contents.
    • Negotiating pre-agreed rates with each restoration company which were significantly discounted due to the large volume of work.
    • Controlling scope by having restorers use sign in and sign out sheets and identifying all plant and equipment through audits. This resulted in a $99,000 saving.
    • Reviewing the invoices of each restoration company found over $55,000 worth of errors.
    • Engaging an Occupational Hygienist to inspect every apartment and carry out a certification report so as to ensure no liability could be placed on the Insurer in relation mould.

    Following an audit conducted by the Insurer, the total savings as a result of Oriel’s project management were found to be in excess of $440,000.

Oriel saves over $45K on an out of control property mould claim.

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The Insurer had been given a quotation from one of their contractors for $75K to do a remediation of a mould job on a domestic property in Victoria. Unhappy with the quote and unsure of where the high costs were coming from, they engaged Oriel to attend and assess the property.


  • The Challenge

    The insured had already been significantly impacted by the timeline, it had been 6 months and nothing had been done to the property.

  • The Solution

    The house was assessed by an Oriel restoration consultant who had previous experience working on mould jobs and a building consultant from Sergon who completed the building component simultaneously. Once the scope of works was agreed on, Oriel tightly managed it until completion. We then engaged an occupational hygienist to provide a clearance certificate.

    The job was successfully completed for $29K, a saving of over 100% of the original quote.