AS 1851-2012 in NSW from 13 February 2026: what owners need to know

What is AS 1851-2012?

AS 1851-2012 is the Australian Standard for the routine service of fire protection systems and equipment. The Building Commission describes the work as inspection, testing, preventive maintenance and survey of fire protection systems.² In NSW it has been written into the Environmental Planning and Assessment (Development Certification and Fire Safety) Regulation 2021, so following it is a legal requirement for owners rather than only good practice.^{1, 6}

When did it become mandatory, and why the delay?

From 13 February 2026. The date was deferred from 13 February 2025 following an amendment to the Regulation.³ The Building Commission's pages say service intervals can start from the implementation date, and that the first annual service is expected to be completed in February 2027, regardless of the age of the building.²

Which buildings does it cover?

All new and existing class 1b buildings and class 2 to class 9 buildings in NSW, which includes apartment blocks, offices, shops, schools, childcare centres, aged care, hospitality and industrial buildings.¹ The Building Commission also says townhouses over a common basement are class 2 and covered.² Single dwellings are the main exception.³ The duty applies to the essential fire safety measures on the building's fire safety schedule.²

What must owners do?

• Have measures inspected and tested to AS 1851-2012, or to the standard nominated in the building's performance solution, where one exists.²
• Use competent persons for the work.²
• Remedy defects promptly so systems stay operational. The Building Commission says non-critical defects and non-conformances need not be resolved immediately.²
• Keep records in the manner the standard prescribes, for at least seven years, and make them available for inspection.²
• Keep a hard copy logbook on site. The standard requires one to be left on site at the end of testing, and the Building Commission says electronic records do not yet replace it. Hand the logbook to any incoming contractor.²

Who can do the work?

The Building Commission says a person does not need to be an APFS to do AS 1851-2012 work. Inspection and testing without a specialist trade is generally not considered building work and needs no licence, but specialist trade work such as electrical, plumbing, air conditioning or mechanical work may require one. Holding FPAS accreditation does not automatically qualify a person for AS 1851 work either.² The key test is competence for the system being serviced. Ask any contractor which systems they service and how they record results.

What about measures AS 1851 does not cover?

Owners must still maintain measures on the fire safety schedule that AS 1851-2012 does not cover, to the standard on the schedule or the original design, but the Building Commission notes the legislation is not specific about exactly what that maintenance involves. Emergency exit lighting is one example it gives of a measure outside AS 1851-2012.² In practice that means testing it to its own standard, AS 2293.2, and keeping the records.

What does routine servicing involve, and how often?

The standard sets service tasks and intervals by system, from periodic checks through to longer-term services. The Building Commission refers to 1, 5, 10 and 25 year services, notes that older buildings do not need every long-interval service at the start date, and says service intervals can start from 13 February 2026.² The detailed test steps are in the standard itself, so ask your contractor for the schedule that applies to each system in your building.

How does AS 1851 relate to the annual fire safety statement?

They are separate. The Building Commission describes AS 1851 as distinct from the annual fire safety statement process: an assessor for the statement may consider AS 1851 results, but there is no strict requirement for every AS 1851 item to be done before lodging the statement. Only accredited practitioners (fire safety) can do the statement assessments, whereas AS 1851 work does not require one.^{2, 4} See our guide to annual fire safety statements in NSW.

What are the penalties?

The Building Commission describes significant penalties, including fines of $33,000 for individuals and $66,000 for corporations, under sections 81 and 81A of the Regulation. Council is the enforcement authority, and enforcement can also include fire safety orders.²

A practical checklist for owners

1. Confirm your building's class and obtain the current fire safety schedule.
2. List every measure on the schedule and note whether AS 1851-2012 covers it.
3. Ask your servicing contractor for a service plan covering the 1, 5, 10 and 25 year tasks that apply.
4. Check that a hard copy logbook is on site and up to date, and that records go back as far as the standard requires.
5. Keep each contractor's service report and defect list, and track defects to completion.
6. Line up the annual fire safety statement assessment so it falls inside its three-month inspection window.

These steps are our suggested approach, not a legal checklist. Confirm requirements against the sources below.

Where Southern Fire Protection fits

We inspect, test and service fire extinguishers, hose reels, fire blankets, emergency and exit lighting and fire and smoke doors, and record every visit so your logbook stays complete. Ask for a quote and tell us what is on your fire safety schedule.