14 August 2024 / The ASSM Team
Redefining fire safety with new regulations for strata management
Redefining fire safety with new regulations for strata management
According to Fire and Rescue NSW (FRNSW), home and unit fires are often caused by appliances, unsupervised cooking, and ion batteries. Given the numerous risks that can lead to a devastating fire, it’s clear why fire safety regulations are crucial for strata management.
The new regulations for New South Wales, including adherence to Australian Standard AS1851-2012 (Routine service of fire protection systems and equipment), aim to enhance safety standards. As of August 2023, strata managers and owners began adapting to these requirements to ensure compliance and protect their properties, with more changes due to commence by February 2025.
At All Suburbs Strata Management, our team has over 40 years of experience in residential strata management in Greater Sydney, Nepean, and the Central Coast. Our strata managers have extensive knowledge of the specific legal requirements regarding fire safety. If you’re a strata resident, building or scheme owner, here’s what you need to know about the existing and upcoming changes.
Key changes in fire safety regulations
The new regulations bring several pivotal changes that strata managers and owners must be aware of:
- Increased Oversight by Fire and Rescue NSW (FRNSW): Starting from August 2023, the requirement for consultation with FRNSW has expanded for building works involving fire safety performance solutions. For Class 2 to 9 buildings, developers and certifiers must engage with FRNSW during both the design brief and construction certificate stages. This change ensures a thorough evaluation of fire safety and that all performance solutions meet the highest safety standards.
- Mandatory Use of Standardised Templates: From August 2023, local councils and certifiers must use a mandatory template for fire safety schedules for Class 1b to 9 buildings. This standardisation reduces errors, omissions, and ambiguities in fire safety documentation, enhancing the clarity and reliability of fire safety schedules.
- Routine Maintenance Requirements: A significant change taking effect in February 2025 mandates specific procedures for the routine maintenance of essential fire safety measures. Building owners must maintain all fire safety systems according to Australian Standard 1851-2012, which covers inspection, testing, and documentation. This requirement ensures that fire safety measures stay effective and compliant over time.
- Accredited Fire Safety Assessors: By February 2025, new regulations will require accredited practitioners to conduct fire safety assessments. These authorised assessors will verify that fire safety measures are properly installed and functioning correctly before issuing a fire safety certificate.
Why the changes matter
Currently, fire safety equipment in your scheme must meet the standards outlined in the fire safety schedule. With the implementation of AS1851, all fire safety systems will undergo stricter evaluation during the Annual Fire Safety Inspection. Additionally, Owners Corporations must maintain comprehensive inspection records onsite, with penalties for non-compliance.
The regulatory changes fundamentally reshape fire safety management within strata schemes. By emphasising accredited professionals, standardised documentation and rigorous maintenance protocols, they acknowledge the critical role fire safety plays in protecting lives and property.
These changes mean a higher level of responsibility and accountability for strata committees and owners. Non-compliance is not an option, as failing to adhere to these new regulations could result in severe penalties, not to mention the potential dangers posed to residents and property.
Record keeping and preparing ahead
Effective record-keeping is now more important than ever. Under the new regulations, Owners Corporations must maintain comprehensive records of all fire safety inspections and maintenance activities onsite. These records are subject to inspection by local councils and FRNSW, with penalties imposed for non-compliance.
Strata managers and Owners Corporations should begin preparing now for these changes, including budgeting for potentially increased costs associated with routine maintenance, inspections and the engagement of accredited assessors.
Proactive planning will be key to ensuring a smooth transition. By starting now, strata schemes can avoid last-minute compliance issues and ensure that all fire safety measures are up to standard when the new regulations take full effect in February 2025.
Why choose All Suburbs Strata Management?
The AS1851 fire safety standards represent a significant effort to enhance fire safety in NSW and ensure buildings meet modern protection requirements. We understand the impact this will have on our clients and ensure each strata scheme meets all regulatory requirements, from consulting with FRNSW to implementing routine maintenance protocols. We keep you informed at every stage, offering clear updates and guidance.
At ASSM, we have over 40 years of experience in strata management for residential, community, commercial and industrial properties. If you need assistance with rubbish management in strata living, our experienced team can provide guidance.
Additionally, we offer developer assistance for registration preparation, along with comprehensive strata reports and inspections.
Our team can ensure your scheme runs smoothly. If you are considering buying into a strata scheme or want to secure a professional and qualified team, contact ASSM today.
Meet The Author
Matt Blewitt
Licensee in Charge / General Manager
Matt’s career began in property management, and he worked his way through a range of senior roles before returning to the family business. He now oversees ASSM strata portfolios with a practical focus on risk, consistency and keeping things running as they should. He believes clear communication, sound judgement and a willingness to own mistakes when they happen are the foundations of successful strata management.
What keeps Matt motivated is the people he works with, both within the team and across client communities. He understands the pressures owners and committees face and always balances compliance with common sense. This measured approach has been shaped by years on the ground and a genuine desire to do the job right, no matter the challenge.
We provide Australia’s most professional and comprehensive strata management services across Greater Sydney and other parts of NSW. Our expertise spans residential, community, commercial and industrial strata schemes. It’s easy to switch to All Suburbs Strata Management. See the extensive range of suburbs our certified strata managers oversee below.
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FAQs
What are the new fire safety regulations affecting strata buildings?
Recent fire safety regulations in NSW introduce stronger requirements for maintaining and documenting fire safety systems in strata buildings, including increased oversight by Fire and Rescue NSW and compliance with Australian Standard AS 1851-2012 for routine servicing of fire protection systems.
When do the updated fire safety requirements take effect for strata schemes?
Key elements of the new regulations — such as mandatory servicing and inspection requirements under AS 1851 — were deferred to 13 February 2026, giving strata committees and owners corporations time to prepare and align existing practices.
What does compliance with AS 1851-2012 mean for strata buildings?
Compliance with AS 1851-2012 requires strata schemes to follow specified routines for inspecting, testing and servicing essential fire safety measures — including alarms, sprinklers and emergency systems — with more frequent checks and detailed record-keeping.
Who must carry out fire safety assessments under the new rules?
Upcoming regulations will require accredited fire safety assessors to conduct assessments and certify that fire safety measures are installed and functioning correctly before issuing a fire safety certificate — improving accountability in fire protection.
What records must owners corporations keep under the updated fire safety rules?
Owners corporations must maintain comprehensive records of all inspections, servicing, tests and maintenance of fire safety systems. These records must be kept on-site for at least seven years and organised in a prescribed format for scrutiny.
Why do these fire safety regulation changes matter to strata communities?
The updated regulations aim to raise fire safety standards, reduce life-safety risks and minimise property damage by ensuring fire protection systems are properly maintained, documented and compliant — ultimately protecting residents and assets.