From best practice to legislation: AS1851 and what it means for NSW buildings

Australian Standard AS1851 – Routine Service of Fire Protection Systems and Equipment is now a legislated requirement in New South Wales.

While AS1851 has long been regarded as industry best practice, its formal adoption marks a shift in 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. It also brings New South Wales in line with Queensland, Victoria, Tasmania and South Australia.

Below is an outline of what the legislation means in practice and how building stakeholders can ensure compliance.

What Has changed and why it matters

Adopting AS1851 in NSW will improve reliability, accountability, and consistency across the industry through:

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

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.

Maintenance schedules and frequency

AS1851 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

AS1851 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 for records.

Cost and operational considerations

Compliance with the new legislation will have several implications:

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

To ensure compliance, facilities management teams must:

• Review maintenance contracts for AS1851 alignment
• Confirm availability and accuracy of baseline documentation
• Engage service providers early to coordinate testing

GEG supports building owners and managers in understanding AS 1851 compliance, and its team can assist with planning, co-ordination, and operational guidance to ensure compliance.

Please get in touch with Eric Rodrigues at erg@gegroup.com.au for support.