At a Glance
From 13 February 2026, NSW strata buildings required to lodge an Annual Fire Safety Statement (AFSS) must maintain fire safety systems strictly in accordance with AS 1851-2012.
The changes introduce more structured inspections, mandatory on-site logbooks, documented servicing procedures and clearer contractor accountability. There is no requirement to upgrade existing systems, provided they are properly maintained under your Fire Safety Schedule.
Owners Corporations remain legally responsible for ensuring inspections occur, records are kept and defects are addressed. Significant penalties apply for non-compliance.
From 13 February 2026, new fire safety maintenance requirements take effect across NSW. These changes apply to most strata buildings and introduce stricter inspection, testing and record-keeping obligations under Australian Standard AS 1851-2012.
If your building is required to lodge an Annual Fire Safety Statement (AFSS) with Council, these changes apply to you.
This guide explains what is changing, what your Owners Corporation must do, and how we will support you.
What Is Changing?
From 13 February 2026, strata buildings must maintain their fire safety systems strictly in accordance with AS 1851-2012, the Australian Standard for routine servicing of fire protection systems and equipment.
In practical terms, this means:
- Fire safety inspections must follow prescribed, documented procedures
- Contractors signing off inspections are personally accountable
- Physical fire safety logbooks must be kept on-site
- Inspections are more detailed and evidence-based
- Issues may be identified that were not previously recorded
- Penalties for non-compliance are significant
Compliance is enforced by Local Councils under the Environmental Planning and Assessment Regulations.
Is Your Building Affected?
If your building lodges an Annual Fire Safety Statement (AFSS), these requirements apply to you.
The changes apply to both new and existing buildings in the following classifications:
| Class | Building Type | Examples |
|---|---|---|
| 2 | Residential | Apartment buildings, units, townhouses |
| 5 | Offices | Commercial strata, professional suites |
| 6 | Retail | Shops, cafes, shopping centres |
| 7 | Storage / Car Parks | Basements, warehouses, self-storage |
| 9a | Healthcare | Medical centres, clinics, aged care |
Mixed-use buildings are assessed by classification for each component. Your Council Fire Safety Schedule (FSS) confirms what applies.
Do Buildings Need to Upgrade Their Systems?
No. There is no requirement to upgrade existing fire safety systems to current building standards, provided they are maintained and capable of performing to the standard required under your existing Fire Safety Schedule.
The 2026 changes focus on maintenance, servicing and record keeping, not mandatory system upgrades.
What Fire Safety Systems Are Covered?
Most strata buildings have multiple fire safety systems on common property, including:
Active Systems
- Fire sprinkler systems
- Fire pumps
- Fire hydrants and hose reels
- Fire alarm and detection systems
- Emergency warning systems (EWIS)
- Portable extinguishers
Passive Systems
- Fire doors and shutters
- Fire walls and barriers
- Smoke containment systems
- Emergency and exit lighting
Each system has specific servicing intervals and testing requirements under AS 1851-2012.
How Often Must Systems Be Inspected?
AS 1851 mandates inspection frequencies, including:
| Frequency | Typical Requirements |
|---|---|
| Monthly | Alarm panels, pumps, sprinkler valves |
| 6-Monthly | Hydrants, hose reels, extinguishers, fire doors, emergency lighting (90-minute discharge test) |
| Annual | Full system testing, flow testing, detection testing |
| 5-Yearly | Major overhauls, pressure testing, pump servicing |
| 10 / 25-Yearly | Water tank cleaning, sprinkler sample testing, major component replacements |
The 5-yearly, 10-yearly and 25-yearly inspections are significant services and should be planned for within the Capital Works Fund.
What Is “Baseline Data” and Why Does It Matter?
AS 1851 requires fire safety systems to be assessed against documented performance benchmarks known as baseline data.
Baseline data typically includes:
- The Council Fire Safety Schedule (FSS)
- Previous compliant AFSS statements
- Building and fire zone plans
- Asset registers
- Passive fire and damper registers
If this information is incomplete or missing, it may need to be re-established at the commencement of routine servicing.
Older buildings may find that records are incomplete. This is common and can be addressed in an orderly way. Your Strata Manager can assist in identifying whether your building’s records are complete.
Fire Safety Logbooks: Who Does What?
This is a key clarification.
Fire safety contractors are responsible for carrying out inspections and recording results in the on-site fire safety logbook.
Owners Corporations are legally responsible for ensuring:
- Inspections occur at required intervals
- The logbook is kept on-site
- Records are retained for at least 7 years
- Defects are addressed within a reasonable timeframe
Strata managers do not perform or certify inspections but coordinate the process on behalf of the Owners Corporation.
Owners Corporation Obligations
As the legal owner of common property, the Owners Corporation must:
- Maintain fire safety systems to AS 1851-2012 standards
- Engage competent, appropriately qualified fire safety professionals
- Lodge the Annual Fire Safety Statement with Council annually
- Maintain physical service records on-site
- Include fire safety as a mandatory AGM agenda item
- Budget for routine servicing and major cyclical works
- Act promptly on identified defects
Consequences of Non-Compliance
Significant penalties apply:
| Offence | Maximum Penalty |
|---|---|
| Failure to maintain AS 1851-2012 (Corporation) | $66,000 |
| Failure to maintain AS 1851-2012 (Individual) | $33,000 |
| Record-keeping non-compliance (Corporation) | $33,000 |
| AFSS violations (Court-imposed) | $110,000 |
Penalty infringement notices can escalate from $500 in week one to $3,000–$4,000 per week beyond week four.
Insurance implications: Claims may be declined if fire safety systems were not properly maintained. Policies may be cancelled or renewal refused for buildings with unresolved defects.
How We Will Support You
We will support Owners Corporations by:
- Coordinating inspections with qualified contractors
- Tracking servicing schedules and AFSS deadlines
- Reviewing reports and identifying priority issues
- Assisting committees with capital planning
- Ensuring fire safety is addressed at AGMs
- Helping buildings transition to compliant logbook and documentation processes
While contractors are responsible for inspection and certification, and the Owners Corporation remains legally responsible for compliance, your Strata Manager will ensure the process is organised, tracked, and clearly understood.
Final Takeaway
AS 1851 compliance is now mandatory across NSW. This change is about structured, accountable maintenance, not upgrading buildings unnecessarily.
With proper coordination, planning and budgeting, compliance can be managed methodically and without disruption.
If you have questions about how these changes apply to your building, please contact your Strata Manager or our friendly Customer Care team at customercare@jamesons.com.au.
