From 13 February 2026, owners of new and existing Class 1b and Class 2 to Class 9 buildings in New South Wales must ensure applicable essential fire safety measures are routinely serviced in accordance with AS 1851-2012.
This means inspections, testing, preventive maintenance, defect reporting and service records must follow a recognised process. A service tag on an extinguisher or a contractor’s annual visit does not, by itself, confirm that the entire building meets its obligations.
For owners, strata committees and building managers, the first step is to understand what is installed, what standard applies and whether the building’s maintenance records can prove that the required work has been completed.
AS 1851 requirements in NSW
| Question | What building owners should know |
| When did the requirement commence? | 13 February 2026 |
| Which buildings are affected? | New and existing Class 1b and Class 2–9 buildings |
| Who is responsible? | The building owner |
| What does AS 1851 cover? | Routine servicing of applicable fire protection systems and equipment |
| Who should carry out maintenance? | A competent person with suitable knowledge and experience |
| How long should records be retained? | At least seven years |
| Is there an exception? | A relevant performance solution may specify another maintenance standard |
The NSW Government confirms that owners must keep applicable systems operational and arrange prompt remedial work when defects are identified.
What changed for NSW building owners in 2026?
AS 1851-2012 sets procedures for the routine servicing of fire protection systems and equipment. It addresses activities such as inspection, testing, preventive maintenance, surveys, record keeping and the reporting of defects.
The change does not mean every measure in every building follows one identical servicing timetable. The systems covered, the work required, and the service intervals depend on the building’s installed equipment, Fire Safety Schedule and any relevant performance solution.
Building owners should therefore avoid relying on a generic statement such as “the fire equipment is checked annually.” Some assets may require monthly, six-monthly, yearly, or longer-interval activities.
Which buildings must comply with AS 1851 in NSW?
The requirement applies to new and existing Class 1b and Class 2–9 buildings. This includes many:
- Apartment and strata buildings
- Offices and commercial properties
- Retail premises and shopping centres
- Warehouses and industrial buildings
- Hotels and boarding accommodation
- Healthcare and aged-care facilities
- Schools and public buildings
A performance solution may nominate a different standard or maintenance procedure for a particular measure. Owners should check the building’s approved documents rather than assuming AS 1851 applies in the same way to every installed system.
The 2026 AS 1851 compliance checklist
1. Locate the current Fire Safety Schedule
The Fire Safety Schedule identifies the essential fire safety measures installed in the building and the performance standard applying to each measure.
Obtain a clear copy and confirm that it reflects the systems currently installed. The latest Annual Fire Safety Statement can be useful, but it should not replace the Fire Safety Schedule as the main reference.
This is an important first step for owners arranging essential fire safety measure maintenance in NSW.
2. Create an accurate fire-safety asset register
List each system, item of equipment, location, asset number and applicable servicing requirement.
Depending on the building, this may include:
- Fire detection and alarm systems
- Portable fire extinguishers
- Fire hydrants and hose reels
- Automatic sprinkler systems
- Fire and smoke doors
- Emergency and exit lighting
- Fire pumps
- Smoke-control systems
An accurate register helps prevent equipment from being missed during testing, particularly after renovations, tenancy changes or new installations.
3. Confirm that your contractor follows AS 1851 procedures
Building owners must ensure that routine servicing is performed by competent people.
Ask the contractor to explain:
- Which systems are included in the maintenance agreement
- Which activities are completed at each interval
- How defects are classified and reported
- How missed or inaccessible assets are recorded
- What evidence is provided after each visit
- How impairments are managed during testing
A contract should describe more than “general fire maintenance.” It should clearly identify assets, frequencies, exclusions and reporting responsibilities.
For portable equipment, review the scope of fire extinguisher maintenance and servicing rather than relying only on the date marked on each service tag.
4. Set up a site-specific maintenance calendar
Do not assign one servicing frequency to the entire building.
A reliable AS 1851 maintenance schedule for building owners should bring together all required intervals, access arrangements, contractor visits and annual certification dates.
The calendar should also allow time to rectify faults before the Annual Fire Safety Statement is due.
5. Keep the hard-copy logbook on site
The NSW Government advises that the AS 1851 logbook must remain on site after testing. Electronic systems can support record management, but they do not currently replace the required physical on-site logbook.
Owners should retain prescribed maintenance records for at least seven years and protect record continuity when changing contractors.
The logbook should be secure but accessible to authorised contractors, council officers, fire-safety practitioners and other relevant parties.
6. Review defects and arrange remedial work
A completed service visit does not mean that every system passed.
Review each report for:
- Critical defects
- Non-critical defects
- Non-conformances
- Inaccessible or untested assets
- Isolated systems
- Recommended repairs
- Outstanding retesting
Create a written action register showing who is responsible, what work is required and when it will be completed.
Specialised systems may require separate work, including fire hose reel servicing, fire-alarm repairs, emergency-light replacement or passive-fire rectification.
7. Coordinate routine maintenance with the AFSS
AS 1851 servicing and the Annual Fire Safety Statement are connected, but they are not the same process. Routine servicing occurs throughout the year.
AFSS is issued by or on behalf of the owner, only after an accredited practitioner has assessed the applicable measures.
Provide the practitioner with:
- The current Fire Safety Schedule
- On-site logbooks
- Test reports
- Defect notices
- Rectification invoices
- Retesting results
- Previous fire safety statements
Common AS 1851 compliance gaps
Building owners should watch for these common problems:
- Missing or outdated Fire Safety Schedules
- Incomplete asset registers
- Lost logbooks after a contractor change
- Fire equipment blocked by stock or furniture
- Defects repeatedly carried forward
- Systems isolated during works and not reinstated
- Maintenance contracts with unclear exclusions
- Confusion between servicing and AFSS assessment
- Repairs completed without retesting evidence
This fire safety audit checklist for building owners provides an example of the systems, documents and site conditions that should be reviewed before an assessment.
Frequently asked questions
Is AS 1851 mandatory in NSW in 2026?
Yes. From 13 February 2026, owners of Class 1b and Class 2–9 buildings must ensure applicable essential fire safety measures are maintained according to AS 1851-2012, unless a relevant performance solution requires another standard.
Does AS 1851 apply to existing buildings?
Yes. The NSW requirement applies to both new and existing affected buildings. Owners of older buildings should review the Fire Safety Schedule, installed systems and historical records to identify documentation or maintenance gaps.
Does a fire extinguisher service tag prove AS 1851 compliance?
No. A service tag records work performed on an individual item. Whole-building compliance may involve extinguishers, alarms, hydrants, sprinklers, fire doors, emergency lights, smoke-control equipment and supporting maintenance records.
How long must AS 1851 maintenance records be kept?
NSW guidance states that required records must be retained for at least seven years. A hard-copy logbook should also remain on site, including when the building changes service providers.
Is AS 1851 servicing the same as an Annual Fire Safety Statement?
No. AS 1851 deals with routine servicing throughout the year. An AFSS is the annual statement issued by or on behalf of the owner after the relevant measures have been assessed by an accredited practitioner.
Make AS 1851 compliance part of the yearly building plan
Compliance is easier to manage when systems, service intervals, defects and records are addressed throughout the year.
This article provides general information only. Requirements should be confirmed against the building’s Fire Safety Schedule, approved performance solutions, and current NSW legislation.
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