AS1851 Legislation Changes

Industry Update

AS 1851 Legislation Changes in NSW – Preparing for 13 February 2026

From 13 February 2026, Australian Standard AS 1851 – Routine Service of Fire Protection Systems and Equipment will become a legislated requirement in New South Wales.

While AS 1851 has long been regarded as industry best practice, its formal adoption will change how building owners, facility managers, and service providers approach maintenance, documentation, and compliance—particularly where HVAC systems form part of a building’s fire and smoke control strategy.

This update outlines what the legislation means in practice and how building stakeholders can prepare ahead of time.

How Your Building Operates Day to Day

In many commercial buildings, fire safety systems are closely integrated with mechanical services used during normal operation. Smoke exhaust systems, stair pressurisation, and fire-mode controls often rely on the same fans, ductwork, and control systems that support everyday ventilation and comfort.

When these systems are tested or operated in fire mode:

• Normal HVAC operation may be overridden or temporarily interrupted
• Certain areas of the building may experience changes in airflow, noise, or temperature
• Access may be required to plant rooms, ceilings, risers, or control panels

Understanding this interaction is important, as compliance activities can directly affect occupants and tenants if not carefully planned.

Understanding Maintenance Schedules and Frequency

The adoption of AS 1851 introduces clearer and more structured maintenance and testing requirements for systems connected to fire protection functions.

The standard places greater emphasis on:

• Verifying that systems operate as intended under fire conditions
• Testing critical components at defined intervals
• Recording performance outcomes against approved benchmarks

Establishing and Reviewing Baseline Performance

AS 1851 requires baseline performance data based on approved design intent and commissioning results. This data becomes the reference point for ongoing maintenance and testing.

• Baseline documentation must exist and reflect installed systems
• Records must be current, accessible, and maintained
• Missing or incomplete information must be identified and addressed

Where baseline data is unavailable, AS 1851 provides guidance for establishing a new reference point through detailed system assessment. All assumptions must be documented and retained.

What’s Changing and Why It Matters

• More structured fire-mode testing regimes
• Greater coordination between fire and mechanical disciplines
• Increased focus on documentation and traceability

These changes are intended to improve reliability, accountability, and consistency across the industry.

Cost and Operational Considerations

• Increased time required on site for testing
• Coordination between multiple service providers
• After-hours works to minimise tenant disruption
• Rectification works where systems do not meet performance expectations

Preparing for 2026

• Review maintenance contracts for AS 1851 alignment
• Confirm availability and accuracy of baseline documentation
• Engage service providers early to coordinate testing