AS 1851 Requirements in NSW
- MichelleBridger6
- Jan 12
- 8 min read
Updated: Jan 22
What Building Owners & Managers Need to Know
AS 1851 is the Australian Standard that sets out how fire protection systems in buildings must be inspected, tested, maintained and documented. In NSW, AS 1851 is moving from “best practice” to a mandatory compliance requirement, with significant implications for building owners, strata managers and facilities managers.
This page explains what AS 1851 is, who it applies to, what systems are affected, how often maintenance must occur, and what building owners must do to comply in NSW.
Contents
What Is AS 1851?
AS 1851 (currently AS 1851‑2012) is the Australian Standard titled:
Routine service of fire protection systems and equipment
It defines:
Which fire safety systems must be maintained
How often inspections and tests must occur (monthly, quarterly, annually, etc.)
What level of testing is required at each interval
The records that must be kept to demonstrate compliance.
AS 1851 applies to active and passive fire safety systems installed in buildings and is used nationally as the benchmark for compliant fire maintenance.
The standard ensures fire protection systems stay effective, safe, and reliable throughout their life. It sets clear and consistent steps for checking, testing, and maintaining fire systems, helping ensure fire safety is managed in an organised and accountable way.
Is AS 1851 Mandatory in NSW?
Yes. AS 1851 will become mandatory in NSW from 13 February 2026.
From this date, most buildings required to submit an Annual Fire Safety Statement (AFSS) must ensure that fire safety systems are maintained in accordance with AS 1851.
While many contractors already follow AS 1851, the key change is that:
- Compliance will no longer be optional or “best practice”
- Building owners will have a clear legal obligation to meet AS 1851 requirements
- Non-compliance may affect AFSS validity and enforcement outcomes.
Building owners must keep fire safety systems working properly and submit an annual statement to confirm they meet the required standards. Accredited professionals must check fire safety systems, and authorities can require remediation if risks are found.
Does AS 1851 Apply to Existing Buildings?
Yes. AS 1851 applies to both new and existing buildings in NSW.
It is not limited to newly constructed buildings or new fire systems. If your building is required to have fire safety measures and must submit an AFSS, then AS 1851 maintenance requirements will apply, regardless of the building’s age.
What Types of Buildings Does AS 1851 Apply To?
AS 1851 applies to most building classes under the NCC, including:
- Class 2 – apartment buildings
- Class 3 – hotels, boarding houses, aged care
- Class 5 – offices
- Class 6 – retail and hospitality
- Class 7 – car parks and warehouses
- Class 8 – factories
- Class 9 – public buildings (schools, hospitals, assembly buildings)
Detached single dwellings (Class 1a) are generally excluded unless specific fire safety systems are installed.
What Fire Safety Systems Are Covered Under AS 1851?
AS 1851 covers all essential fire safety measures installed in a building, including:
Active Fire Systems
Fire detection and alarm systems
Occupant warning and EWIS systems
Automatic fire sprinkler systems
Fire hydrants and hose reels
Fire pumps and water supply systems
Portable fire extinguishers
Emergency lighting and exit signs
Passive Fire Systems
Fire and smoke doors
Fire and smoke dampers
Fire-resisting walls, floors and penetrations
Fire stopping and fire sealing
Each system has specific inspection, testing and maintenance schedules defined by AS 1851.
AS 1851 Maintenance Intervals Explained
AS 1851 is based on routine, scheduled maintenance, not reactive repairs.
Typical intervals include:
Monthly
Visual inspections of fire systems
Fire indicator panel status checks
Emergency lighting function tests
Fire door operation checks
Quarterly
Fire alarm testing (sampled devices)
Sprinkler valve and pressure checks
Hydrant and hose reel inspections
Six-Monthly
Emergency lighting full discharge tests
Fire extinguisher servicing
Fire door compliance checks
Annual
Full fire alarm system testing
Sprinkler flow and alarm tests
Hydrant flow and pressure testing
Smoke control and stair pressurisation testing
Review of records for AFSS support
5-Yearly and Major Intervals
Internal sprinkler inspections
Fire pump performance testing
Comprehensive smoke control testing
These intervals are mandatory once AS 1851 is enforced.
Who Is Responsible for AS 1851 Compliance?
From 13 February 2026, building owners must legally ensure all essential fire safety systems in their building are maintained in line with AS 1851-2012. Maintenance must be carried out by qualified professionals, and any faults or defects must be fixed promptly so systems remain working.
Owners are also required to submit an Annual Fire Safety Statement (AFSS) each year to their local council and Fire & Rescue NSW. This confirms that all fire safety measures listed in the building’s Fire Safety Schedule have been checked in the past 12 months and are operating correctly. These checks can only be completed by accredited practitioners.
Building owners must keep all fire safety records on site and available for inspection. Failing to meet these obligations can result in fines or Fire Safety Orders. Ultimately, the building owner is responsible for fire safety and the protection of occupants. Keeping fire safety records well managed also helps owners better control and plan the cost of ongoing maintenance.
Building Owners
Under NSW legislation, the building owner is ultimately responsible for ensuring:
Fire safety systems are maintained in accordance with AS 1851
Defects are rectified on time
Records and logbooks are complete and accurate
AFSS submissions are supported by compliant maintenance
Contractors
Fire service contractors take care of:
Carrying out inspections and testing to AS 1851
Reporting defects and non-compliance
Maintaining service records
Engaging a contractor does not transfer legal responsibility away from the owner.
AS 1851 Logbooks and Record-Keeping
AS 1851 places strong emphasis on documentation.
Building owners must ensure:
A compliant fire safety logbook is maintained
All inspections, tests and defects are recorded
Rectification works are documented
Records are retained (commonly 7 years in NSW)
These records are critical for:
AFSS certification
Council or Fire & Rescue NSW audits
Insurance and legal protection
AS 1851 and the Annual Fire Safety Statement (AFSS)
The AFSS declares that essential fire safety measures are present and have been maintained in accordance with the relevant standard.
From February 2026, this means:
Maintenance must align with AS 1851
Inadequate testing or missing records may invalidate AFSS support
Building owners may be exposed to compliance action
How Much Does AS 1851 Compliance Cost?
The cost of AS 1851 compliance varies depending on:
Building size and complexity
Number and type of fire systems installed
Existing condition of systems
In many cases, costs do not increase dramatically — but maintenance becomes more structured and documented. Buildings with poor historical maintenance may see higher initial rectification costs.
Cost-Effective Tips for Ensuring AS 1851-2012 Compliance
Conduct an Early Compliance Audit - The first step is to assess your current fire safety systems against AS 1851 requirements. Identify which systems are already compliant and which require upgrades or rectification. An early audit helps prioritise tasks, avoid last-minute costs, and prevent emergency maintenance, which is often far more expensive than planned work.
Engage Accredited Practitioners - Ensure that all inspections, testing, and AFSS assessments are carried out by qualified, accredited practitioners. Using experienced professionals not only ensures compliance but also reduces the risk of repeated work due to errors or incomplete documentation. Many providers offer bundled service packages that can be more cost-effective than ad hoc inspections.
Prioritise Rectifying High-Risk Defects - Once the audit is complete, focus on rectifying defects that impact system operation or occupant safety first. Addressing critical issues early prevents fines or enforcement action and helps ensure that your AFSS will be valid. Non-critical issues can be scheduled into ongoing maintenance to spread costs over time.
Consolidate Maintenance Services - If your building uses multiple contractors for fire systems, consider consolidating services with a single provider. This can reduce overhead, improve record-keeping, and allow for more efficient scheduling of monthly, quarterly, and annual inspections. Consolidated maintenance also helps ensure that all systems are managed consistently and in line with AS 1851 intervals.
Keep Accurate Records and Logbooks - Maintaining up-to-date fire safety logbooks is not only a compliance requirement but also a cost-saving measure. Well-kept records reduce the need for repeated inspections, prevent disputes with authorities, and simplify AFSS submissions. Digital logbooks can streamline the process and provide long-term cost efficiency, particularly for larger buildings.
Plan for Ongoing Maintenance - AS 1851 compliance is not a one-time task. Establish a routine maintenance plan that covers all monthly, quarterly, six-monthly, annual, and five-yearly requirements. Budgeting for ongoing maintenance prevents costly emergency repairs and ensures your building remains compliant year after year.
Take Advantage of Group or Strata Discounts - If your building is part of a strata or commercial portfolio, explore group maintenance programs. Bundling multiple buildings with the same provider can deliver economies of scale, lowering costs per building and simplifying reporting.
Review Contracts and Compare Quotes - Before engaging services, review existing contracts to identify gaps or overlapping services. Compare quotes from multiple accredited providers, focusing on value for money and the ability to deliver comprehensive AS 1851 compliance, rather than just the lowest cost.
Preparing for AS 1851-2012 compliance doesn’t have to be costly or stressful. By conducting an early audit, prioritising high-risk defects, consolidating services, maintaining accurate records, and planning ongoing maintenance, building owners can ensure their buildings are compliant by February 13, 2026, while optimising cost-efficiency. Proactive planning today helps protect occupants, avoid fines, and manage long-term maintenance budgets effectively.
Get Expert Help Today
Ensure your building is AS 1851 compliant before the February 2026 deadline. Our team of accredited fire safety professionals provides audits, inspections, maintenance, and full AFSS support for commercial buildings. Contact us now to schedule a compliance review and protect your building, tenants, and assets efficiently.
How to Prepare for AS 1851 in NSW
Building owners and managers should act early by:
Reviewing current fire maintenance contracts
Confirming maintenance aligns with AS 1851 intervals
Conducting an AS 1851 gap assessment
Ensuring logbooks and records are compliant
Budgeting for rectification works if required
Early preparation reduces risk, cost and disruption.
Next Steps for AS 1851 Compliance
If you manage or own a building in NSW, professional guidance can simplify compliance.
Next steps may include:
AS 1851 compliance audits
Fire system gap assessments
Ongoing AS 1851 maintenance programs
AFSS support and documentation
The Building Commission of NSW has published a Good Practice Guide for implementing AS1851-2012. This guide helps building owners, regulators, and contractors follow the standard by showing how to service and maintain fire safety systems effectively and in line with NSW fire safety laws.
Click on the link below -
AS 1851 is a critical part of maintaining safe, compliant commercial buildings and protecting occupants, tenants, and assets. With the standard becoming mandatory in NSW from February 2026, commercial property owners and managers must ensure fire safety systems are maintained, tested, and documented in line with AS 1851. Understanding system requirements, maintenance intervals, and compliance responsibilities helps reduce legal, operational, and financial risk. Proactive planning, structured maintenance programs, and accurate record-keeping support a valid AFSS, minimise disruption to tenants, and assist with long-term budget control. Early preparation will help commercial buildings remain compliant, operational, and protected.
Need help preparing for AS 1851 compliance?
Our team works with commercial building owners and property managers to assess current maintenance programs, identify compliance gaps, and implement structured AS 1851-aligned solutions. Contact us to arrange an obligation-free review to streamline compliance, reduce risk, and maintain fire safety across your commercial assets.
Phone: 02 9997 4244
