Fire safety compliance in NSW has changed significantly over recent years, and those changes are now being felt by many strata buildings that submit an Annual Fire Safety Statement (AFSS).
While most buildings are already familiar with the AFSS process—whether it’s managed through your strata manager, building manager, or an engaged fire safety consultant—the regulatory environment surrounding fire safety has become far more rigorous. This has resulted in increased scrutiny, more detailed inspections, and a noticeable rise in identified defects across many properties.
Why is this happening?
The most significant driver of change is the increased enforcement of AS 1851-2012 – Routine Service of Fire Protection Systems and Equipment, which comes fully into effect from 13 February 2026.
AS 1851 sets out exactly how fire safety systems must be inspected, tested, and maintained. It doesn’t simply require that systems are present or appear operational—it prescribes detailed inspection methods, testing procedures, acceptable performance tolerances, and minimum testing frequencies for each fire safety measure.
Fire & Rescue NSW, local councils, and insurers are now placing much greater emphasis on evidence-based compliance. Contractors and certifiers must be able to clearly demonstrate that every required test has been carried out correctly, in full, and within the prescribed tolerances. Assumptions or undocumented compliance are no longer acceptable.
More than just annual inspections
In addition to routine monthly, six-monthly, and annual inspections, AS 1851 also mandates major periodic inspections and performance tests at extended intervals. These are commonly referred to as 5-yearly, 10-yearly, 15-yearly, 20-yearly and 25-yearly inspections, depending on the system involved.
These inspections are not optional. They are a formal part of the compliance framework and are significantly more invasive, time-consuming, and costly than standard annual inspections. For many buildings, they are also a source of unexpected expenditure—particularly where systems are ageing or historical records are limited.
What this means financially
Strata Committees should expect:
- Higher routine fire safety maintenance costs, and
- Periodic increases in expenditure when major inspections fall due.
These costs can be substantial, especially if defects are identified that require rectification. Forward planning is critical. We strongly recommend that committees factor these cyclical costs into forward budgets and capital works plans to avoid unexpected financial pressure.
The compliance consequences
Fire & Rescue NSW, councils, and insurers expect buildings to be maintained strictly in accordance with AS 1851, including long-term testing requirements. Where required inspections are not carried out—or identified defects are not addressed—buildings may be deemed non-compliant. This can impact:
- Acceptance of the AFSS
- Insurance coverage
- Liability exposure for owners and committees
The key takeaway
The increase in identified defects does not necessarily mean buildings are becoming less safe. Rather, the industry is now operating under a more robust, defensible, and evidence-based compliance framework. Issues that may have existed for many years are now being properly identified and documented.
For owners and committees, the message is clear: fire safety compliance now requires greater planning, transparency, and long-term financial consideration. Factoring these realities into budgeting and capital works planning is essential for effective and responsible building management.