NSW: What are NSW strata fire safety compliance requirements?

Question: What are our legislated requirements for fire safety compliance? We feel over-serviced and overcharged.

We are a 47 lot NSW strata scheme built in the 1980s with a community centre.

What are our legislated requirements for fire safety compliance? We currently have:

• Monthly inspections of the sprinkler and pump
• Annual smoke detector checks (each unit plus the community centre)
• Annual fire hydrant flow test
• Annual fire safety inspection and statement
• Five yearly service schedule for the fire hydrant system
• Each inspection/visit is invoiced separately and done at different times.

We feel over-serviced and therefore overcharged but need confirmation whether this aligns with legal requirements.

Answer: In NSW, AS1851-2012 is not enforced in legislation until February 2025, but that should be irrelevant as the owners are and always have been required by law to maintain all essential services on site.

Regarding the below, Australian Standard AS1851-2012 outlines exactly what the owners should do. It includes all the dot points you mention and likely more.

In NSW, AS1851-2012 is not enforced in legislation until February 2025, but that should be irrelevant as the owners are required and always have been by law (both Strata Act and EP&A Reg) to maintain all essential services (fire equipment) on site. AS1851-2012 is the current and only code for maintaining fire services, so it would be hard to argue a case for not using it.

Separate invoicing is not the norm in strata. Most often, it’s a fixed fee for all testing on an annual basis and often includes the fee for the Annual Fire Safety Statement assessment. The only separate items should be the 5 yearlies and any repairs. That said, it comes down to the contract terms the owners have agreed to.

Separate invoicing for each service is common in facility management and government contracts.

This post appears in the November 2023 edition of The NSW Strata Magazine.

Rob Broadhead
2020 Fire Protection
E: rob.broadhead@2020fire.com.au
P: 1300 340 210