NSW Fire Safety Regulation Reforms - February 2026
The NSW Government has introduced significant reforms to building fire safety regulations, taking effect on 13 February 2026. These reforms mandate compliance with AS 1851-2012 across all Class 1b and Class 2 to Class 9 buildings in the state. These changes are being introduced to make buildings safer and increase compliance with fire safety measures.
Here is what you need to know:
Why Were These Reforms Introduced?
The reforms aim to improve safety, accountability and compliance with the design, certification and maintenance of fire safety measures in buildings. This is to be achieved through:
- Increased involvement of Fire Safety and Rescue NSW in reviewing non-standard fire safety design proposals
- Creation of an independent ‘checker’ role to assess newly installed fire safety measures before buildings are occupied Climate‑risk and emissions profiling for approvals
- Improving documentation of fire safety measures through standardised documentation and processes
- Mandating maintenance of fire safety measures
Key Requirements Under AS 1851-2012
1. Mandatory Routine Servicing of Fire Protection Systems
From 13 February 2026, all Class 1b and Class 2–9 buildings in NSW must have essential fire safety measures inspected, tested and maintained in accordance with AS 1851‑2012 (unless a performance solution applies).
AS 1851‑2012 sets out detailed requirements for:
- Inspection and testing
- Preventive maintenance
- Surveys of fire protection systems and equipment
Covered systems include (examples): sprinklers, pumps, hydrants, alarms, hose reels, fire blankets/extinguishers, smoke systems, water tanks, evacuation systems, gaseous suppression systems, and more.
2. Standardised Maintenance Frequency and Procedures
AS 1851‑2012 dictates how often each measure must be serviced and the specific steps required; this becomes the legally enforceable minimum.
3. Record‑Keeping Requirements
Building owners must:
- Maintain an onsite maintenance logbook and summary report
- Keep all AS 1851‑2012 records for at least 7 years
- Ensure records are available for inspection by council or Fire Commissioner
The standard requires strict documentation, with logbooks, tags, or stickers maintained according to the format rules outlined in AS 1851.
4. Enforcement and Regulatory Oversight
Compliance will be monitored and enforced by local councils, with the ability to issue penalties for non‑compliance and review onsite maintenance records.
5. Applies to New and Existing Buildings
AS 1851‑2012 applies across all new and existing Class 1b and Class 2–9 buildings, including townhouses over common basements considered Class 2.
What Building Owners Must Do
1. Ensure All Essential Fire Safety Measures Comply With AS 1851‑2012
Owners must ensure all essential fire safety measures are inspected and tested according to the standard (or as required by an approved performance solution).
2. Maintain Proper Documentation and Records
Owners must:
- Keep accurate 7‑year maintenance records
- Ensure logbooks, tags, and reports comply with AS 1851 formatting
- Provide records during audits or inspections
3. Engage Competent, Licensed Contractors
Contractors must understand AS 1851 and have appropriate qualifications or accreditation (practitioner (fire safety) accreditation).
Owners remain legally accountable, even if maintenance is outsourced.
4. Update Maintenance Programs Before Enforcement Begins
Owners should update preventative maintenance programs so they fully align with AS 1851‑2012 by 13 February 2026.
5. Provide and Maintain Accurate Fire Safety Schedules & Certificates
Reforms require:
- Use of the standard Fire Safety Schedule template
- Accurate AFSS/Supplementary Statements that reflect correctly maintained systems
6. Make Records Available and Address Defects (Where Necessary)
While non‑conformance or non‑critical defects are not required to be fixed immediately, owners must ensure they are tracking and managing them appropriately.
7. Prepare for Higher Scrutiny and Penalties
Penalties apply for incomplete or non‑compliant maintenance or documentation.
Key Dates
13 Feb 2026:
AS 1851-2012 became mandatory under the Environmental Planning and Assessment (Development Certification and Fire Safety) Regulation 2021
13 Feb 2027 or 18 months after an accreditation scheme is approved:
Building owners will be required to use accredited person(s) to certify newly installed fire safety measures.
The 2026 reforms mark a major shift toward transparent, consistent and enforceable fire safety practices in NSW. If you are unsure how the NSW reforms may affect your operations or your next project, we are here to help.
Contact the team at Peter J Ramsay & Associates to discuss your needs and build a clear path forward.
Learn more about how we can assist today
Giorgia McGuigan
Phone: 03 9690 0522
Email: giorgia.mcguigan@pjra.com.au