AS 1851-2012 Is Being Legislated in NSW: What You Need To Know

Fire safety in New South Wales is going through one of its biggest updates in years. The NSW Government is introducing AS 1851-2012 into legislation, which means building owners will soon be legally required to maintain their fire protection systems in line with this national standard. Until now, AS 1851 was largely treated as best practice in NSW, but not mandated across the board. That is finally changing.

What is AS 1851-2012?

AS 1851-2012 is the Australian standard that outlines how fire protection systems and equipment should be inspected, tested and maintained. It covers everything from fire extinguishers and hose reels to sprinkler systems, hydrants, fire detection systems, smoke control features and special hazard systems.

The standard sets out how often each system must be tested, what technicians need to check, how defects should be classified and how records must be kept. It also includes long-term servicing intervals, such as five, ten and twenty five year services.

What is changing in NSW?

NSW is now moving to make AS 1851-2012 a legal requirement for most buildings. The changes are being introduced under the Environmental Planning and Assessment Regulation. Once fully in effect, all new and existing Class 1b and Class 2 to Class 9 buildings will need to comply with the standard.

The original start date was February 2025. The government has since deferred this to 13 February 2026, giving building owners more time to prepare.

This applies to a wide range of buildings. That includes apartment blocks, commercial offices, retail shops, warehouses, factories, aged care facilities, schools and more.

Why is NSW introducing this change?

There are a few reasons behind the decision.

1. NSW is bringing itself in line with other states that already apply AS 1851 through legislation.

2. Better maintenance means fewer risks. Fire systems fail more often when they are not serviced properly.

3. The standard gives clearer instructions on how systems must be maintained. That removes guesswork and improves accountability.

4. Record keeping is a key focus of AS 1851. The standard requires clear, detailed service records, which allows insurers, auditors and regulators to verify that systems have been maintained correctly.

What does this mean for building owners and managers?

Once the regulation takes effect, owners must ensure their fire protection systems are serviced strictly in accordance with AS 1851 or through an approved performance solution for the building.

Copies of all records must be kept at the building for at least seven years. They must also be made available to the fire brigade or council if requested.

Some buildings already follow AS 1851 through their service providers. Others will need to update their maintenance programs to match the standard. This might include more frequent testing, updated logbooks or more detailed inspection procedures.

There may be increased costs for some buildings, especially if major servicing has been missed in the past. It is better to identify this early rather than face compliance issues later.

Penalties for non compliance

Failing to maintain a building’s fire systems in line with the regulation can lead to significant penalties. Fines apply to both corporations and individuals. There are also separate fines for failing to keep the required maintenance records.

How to prepare for the change

Here are some practical steps building owners and managers should take now.

1. Review your current maintenance program and compare it with AS 1851-2012.

2. Ask your fire service provider whether they are already following the standard.

3. Make sure your record keeping process meets the new requirements.

4. Budget for any long term servicing you may have missed.

5. Communicate the upcoming changes to your strata committee, tenants or building owners.

6. Ensure your Annual Fire Safety Statement aligns with the new servicing requirements.

What this means moving forward

This change represents a major shift for fire safety in NSW. The introduction of AS 1851-2012 into legislation brings a higher and more consistent standard of maintenance across the state. While it may require adjustments and extra work up front, the long term benefits are clear. Buildings will be safer, systems will be more reliable and owners will have a simpler, more transparent compliance framework to follow.

Final thoughts

With the new requirements taking effect on 13 February 2026, now is the time to get ready. The earlier you understand the impact on your building and update your maintenance program, the smoother the transition will be. In the end, the goal is simple: safer buildings, better compliance and peace of mind for everyone who lives or works in them.