Fire safety in strata buildings: Who's responsible?

Fire safety is everyone’s business

Fire safety in strata buildings is more than a compliance requirement — it’s about protecting lives, property and peace of mind. Yet many residents aren’t sure who is responsible for what, or how often inspections must occur.

Here’s what every owner and tenant needs to know about fire safety compliance in NSW strata buildings.

The owners corporation’s obligations

Under the Environmental Planning and Assessment Regulation 2021, the owners corporation is legally responsible for installing, maintaining and certifying all essential fire safety measures in the building.

These typically include:

• Fire detection and alarm systems

• Fire doors, extinguishers, hose reels and hydrants

• Emergency lighting and exit signage

• Fire-rated walls and doors

• Smoke control and ventilation systems

A competent fire safety practitioner (CFSP) must inspect and certify these systems each year. The owners corporation then lodges an Annual Fire Safety Statement (AFSS) with the local council and NSW Fire and Rescue.

The annual certification process

Each year, your fire safety contractor should:

1. Inspect and test all fire systems.

2. Issue a compliance report or identify faults.

3. Once rectified, provide a signed Fire Safety Certificate or Statement confirming compliance.

This document must be displayed in the building’s common area and submitted to authorities on time — failure to do so can result in fines and insurance issues.

What lot owners and tenants must do

Inside each lot, individual owners and residents play an important role too:

• Smoke alarms: Must be installed and working. Replace batteries as required.

• Fire doors: Never wedge or hold open fire doors. They must self-close properly.

• Balconies: Avoid storing flammable materials or BBQ gas bottles near walls or windows.

• Electrical safety: Don’t overload power boards or use faulty cords.

Good building fire safety relies on everyone doing their part — not just the owners corporation.

Penalties for non-compliance

If a building fails to maintain or certify its fire systems, local councils can issue fire safety orders requiring urgent rectification. Continued breaches may lead to hefty fines or legal action.

Even more importantly, non-compliance can void insurance or expose owners to personal liability if an incident occurs.

How Centric Strata ensures compliance

At Centric Strata, we take fire safety seriously. Our strata managers:

• Coordinate annual inspections and certification with accredited contractors

• Maintain digital compliance records accessible to committees

• Schedule reminders to ensure nothing lapses

• Provide guidance on owner and tenant responsibilities

We also educate residents about safe behaviours — because prevention starts long before an inspection date.

Final word

Fire safety compliance isn’t optional — it’s a shared responsibility. By staying proactive, maintaining records, and working with qualified professionals, your building remains both compliant and safe.

If your scheme’s fire safety documentation is out of date, Centric Strata can help you get back on track and stay protected year-round.