At a Glance
This article explains:
- NSW regulations for apartment fire doors
- Who is responsible for maintenance and repairs
- What owners and residents can and cannot alter
- Inspection requirements under the Annual Fire Safety Statement (AFSS)
- How fire doors fit into a building’s wider fire-safety obligations
Apartment Fire Doors in NSW: What Owners and Residents Need to Know (2025 Update)
Fire doors are one of the most important fire-safety features in any apartment building. They slow the spread of flames and smoke, protect exit paths, and give residents and emergency services the critical time they need in an emergency.
Because of this, NSW law places strict requirements on how fire doors must be installed, maintained, altered, and inspected, particularly in strata buildings. Here’s a clear, up-to-date guide for owners, tenants, and committees.
What Exactly Is a Fire Door?
A fire door is a specially designed door that can withstand fire and smoke for a certified period, typically up to 2 hours, depending on the rating. A compliant fire door includes:
- A certified fire-resistant door leaf
- A fire-rated door frame
- Approved fire-resistant hinges
- A self-closing mechanism
- Approved seals and hardware
Even small alterations (like drilling holes or adding hooks) can compromise its rating.
Fire Door Regulations in NSW
In NSW, apartment fire doors must comply with:
- The Environmental Planning and Assessment Regulation 2021
- AS 1905.1 – Fire-resistant door sets
- AS 1851 – Routine service of fire protection systems and equipment
- Annual Fire Safety Statement (AFSS) requirements
These rules apply to:
- Front doors to individual apartment lots
- Fire doors in corridors and fire-isolated stairwells
- Doors leading to car parks, plant rooms and common areas
- Any door required to provide fire or smoke resistance under the building’s Fire Safety Schedule
Are Apartment Front Doors Fire Doors?
In most Class 2 (residential apartment) buildings in NSW, the front door to the lot is a fire door. Your door is almost certainly fire-rated if it opens onto:
- A common hallway
- A fire-isolated stairwell
- A required exit path
If you’re unsure, your strata manager can confirm this using the building’s Fire Safety Schedule.
Who Is Responsible for Fire Doors in a Strata Building?.
Owners Corporation responsibilities
The Owners Corporation is responsible for for all common property fire doors, including:
- Doors in stairwells, hallways, car parks, and plant rooms
- Maintenance and repairs to the fire door set (including frames)
- Ensuring the door meets all AFSS requirements
- Annual inspections by a competent fire safety practitioner
Lot owner responsibilities
Lot owners are typically responsible for:
- The internal surface of their apartment’s front door
- Any damage or modifications caused by the owner or tenant
- Fixing non-compliant hardware they have installed
Important:
Even if the internal face is lot property, the fire-resistance performance of the door, including the self-closer, must remain compliant. Any unapproved change that compromises safety may become the lot owner’s responsibility to rectify.
What You Must NOT Do to a Fire Door
To keep the door compliant, residents must not:
- Remove or disable the self-closer
- Wedge the door open
- Add extra locks, hooks, bolts, chains, or deadbolts
- Paint over the compliance tag
- Remove or damage perimeter seals
- Drill into the door or frame
- Modify the door unless done by a licensed fire-door technician
Any unauthorised change can cause the building to fail its AFSS.
Fire Door Inspection Requirements in NSW
Under NSW law, fire doors must be inspected every 12 months by a competent fire safety practitioner.
During an inspection, the practitioner checks::
- Door condition and alignment
- Gaps and sealing
- Self-closing speed and latch function
- Frame integrity
- Hardware compliance
- Certification labels
These inspections form part of the building’s Annual Fire Safety Statement (AFFS), which the Owners Corporation must submit each year.
What Happens If a Fire Door Fails Inspection?
If a fire door doesn’t meet standards, it must be repaired or replaced promptly. Failure to address defects can result in:
- Council fines
- Fire safety breach notices
- Strata insurance implications
- An invalid AFSS
In most cases, the Owners Corporation arranges repairs, unless the defect was caused by a resident’s alteration.
If Your Fire Door Is Damaged or Not Working
Report it immediately, especially if:
- The door doesn’t self-close
- There are visible gaps
- The frame is damaged
- The handle or lock is loose
- Seals are missing
- The compliance tag has been painted over
Even minor issues can compromise life safety.
Renovating? Read This Before Touching Your Front Door.
If you’re replacing flooring, repainting, or updating your entry, do not alter the fire door without approval.
Approval is required for:
- Replacing hardware
- Installing new locks or chains
- Painting over labels
- Shaving or trimming the bottom of the door
Your strata manager can confirm what’s allowed and what isn’t.
FAQs About Fire Doors in NSW Strata Buildings
Can I repaint my front door?
Yes, but you must not paint over the compliance tag.
Can I add a deadlock or door chain?
Only if installed by a qualified fire-door professional using approved hardware.
Can I wedge the door open?
No. Fire doors must be able to self-close at all times.
What if the self-closing device is annoying or too strong?
It may be adjustable. Speak with your strata manager — it must remain functional, but it can often be tuned.
Need Help Understanding Your Building’s Fire Safety Requirements?
Fire safety can feel overwhelming, but you don’t need to navigate it alone. If you’re unsure whether a door is compliant, or if something doesn’t look right, contact your Jamesons team. We’re here to help you stay safer, more informed, and happier at home.
