Australian Standard 1851-2012 and its implications for building owners in New South Wales

Written by Trevor Burrows, AESC NSW Project and Fire Safety Manager

The latest provisions contained in Australian Standard AS 1851-2012 will come into effect in New South Wales from 13 February 2025 with implications for building owners regarding routine servicing (maintenance) of fire protection systems in buildings.

These changes arise from the fire safety reforms introduced by the NSW Government in December 2022. These changes to the Environmental Planning and Assessment (Development Certification and Fire Safety) Regulation 2021 were aimed at reducing life safety risks, damage to property and the incidence and cost of fire safety defects.

There is, however, a lack of clear guidance from the New South Wales Government on these latest changes and the potential implications for building owners. In particular, as to whether AS 1851-2012 compliance will be captured in the Annual Fire Safety Statement (AFSS).

Local councils and Fire & Rescue NSW will have powers to inspect routine maintenance records, which must be kept on site, and will be able to issue penalties for any breaches.

What is AS1851-2012?

AS1851 is the Australian Standard for maintenance of fire protection systems and equipment in buildings. A comprehensive revision of this standard was released as AS1851-2012 setting out requirements for inspection, testing, preventive maintenance and survey of fire protection systems and equipment.

AS1851-2012 is a performance based routine service standard, with an emphasis on the approved design as baseline to inspect and test against. It is not a trigger to upgrade systems beyond that baseline.

The standard applies to fire protection systems and equipment as well as passive systems and smoke hazard management.

Section 14 of the Standard relates to Emergency Planning in Facilities and may not be relevant to some buildings as it is not included in their AFSS or Council Schedule.

Adoption of AS1851-2012 has not been uniform around Australia, with New South Wales one of the last states to formally mandate in legislation the procedures for the maintenance of fire safety measures. However, this standard has typically been in place as best practice.

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What changes are coming into effect from February 2025?

From 13 February 2025 building owners must apply mandatory procedures for maintaining fire safety measures.?

These requirements apply to buildings where annual or supplementary fire safety statements are required.

Contractors will be obliged, and required to, ensure all maintenance logbooks and service reports are maintained in hardcopy onsite.

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What is excluded from AS1851-2012?

AS1851-2012 doesn't cover all the essential fire safety measures, with the main excluded measures being emergency lifts, standby power systems, and emergency and exit lighting. These are covered by separate standards.

How should building managers respond to AS1851-2012?

While there is uncertainty around compliance deadlines and interpretations, many building owners across New South Wales have already adopted the changes as laid out in AS1851- 2012 as the most effective way to manage fire risk in a building.

AESC recommends periodic testing and servicing, as well as maintaining documentation on-site, to ensure compliance, reduce fire risk, and maintain fire safety measures in buildings.

AESC is available to provide guidance on the impact of new legislation on building owners, including the need to prepare for the changes coming into effect from February 2025.

AESC has processes for helping clients comply with the legislation, including regular inspections and advising on what clients need to do to get up to standard, how to engage contractors and keep records up to date.

Testing regimes for 5 yearly plus are usually expensive and time consuming and?are also likely to identify defects that will require rectification, again adding to the cost.

It is important for building owners to start early and make informed decisions to avoid costly mistakes.

As more information becomes available, we will work together to ensure you are meeting all necessary compliance measures.?

If you have any questions or concerns about how the updated AS 1851-2012 affect you or your property, don’t hesitate to contact the NSW AESC team on [email protected].