For decades, many building owners have treated fire system maintenance as a “set and forget” item. A technician comes in, stamps a tag, and you get your Annual Fire Safety Statement (AFSS) signed. It was a paperwork exercise.
That era is over.
If you are a building owner or administrator in NSW, a piece of legislation has created a “ticking clock” that many are still ignoring. The Environmental Planning and Assessment (Development Certification and Fire Safety) Amendment (Fire Safety) Regulation 2022 is a mouthful, but its impact is simple and brutal.
After a one-year deferral, a new mandate comes into full legal effect on 13 February 2026.
From that day, it is mandatory for all building owners (except single dwellings) to maintain all essential fire safety measures exactly in accordance with the procedures in Australian Standard 1851-2012: Routine service of fire protection systems and equipment.
Let me be blunt: “best practice” is now the letter of the law. “Pretty much” is now “non-compliant.” The stamped tag is no longer enough. You must now have proof—detailed, auditable records—that you have performed every 6-monthly, annual, and 5-yearly test to the precise standard AS 1851 dictates.
As a consultant, my phone is ringing off the hook with panicked strata managers and building owners who are just realising the gravity of this. They are asking, “What does AS 1851 actually require me to do?”
Let’s break down the new, non-negotiable service schedule for your fire hose reels, as defined in AS 1851, Section 9.
Your New Mandate | The AS 1851 Service Schedule
This is the checklist you must now prove your contractor is completing.
The 6-Monthly (Semi-Annual) Inspection
This is the routine “walk-around” and functional test. It’s no longer just a quick peek. The standard requires a detailed check;
- Accessibility: Is the reel actually accessible? Or is it blocked by a new vending machine, a stack of pallets, or the Christmas decorations?
- Signage: Is the “Fire Hose Reel” sign
- Physical Condition: Check for any obvious damage, corrosion, or leaks.
- Swing Arm: Does the swing arm (if fitted) actually swing? Or is it rusted solid?
- Nozzle Test: Does the nozzle interlock work? Does it twist open and closed smoothly?
- Test Flow: This is the big one for a 6-monthly check. The technician must “test water flow”.
The Annual (Yearly) Inspection
This is a far more comprehensive service. It includes all 6-monthly tasks, plus
- Full Hose Inspection: The entire 36-metre hose must be unspooled and checked for cracks, crazing, bulges, frays, or wear and tear.
- Anchor Point Check: The technician must physically check the anchor points and mountings to ensure the reel is still structurally sound.
Why? Because municipal water pressure can drop. A valve somewhere upstream might be partially closed. A pipe might be corroded. This test is the only way to know if your system will perform in a real fire.
The Budget-Killer | The 5-Yearly Overhaul
This is the one that every building administrator needs to start budgeting for now.
The 6-monthly and annual tests check the system. The 5-yearly test checks the hose itself.
- The 5-Yearly Hydrostatic Pressure Test: Every five years
This is a major, disruptive, and costly service. It cannot be skipped. This is now a mandatory part of your compliance. If your building is 10, 15, or 20 years old and you have never done this, you are non-compliant.
The Power of the Logbook | Your Only Legal Defence
Here’s the real shift post-2026. If a fire happens, or an auditor from the local council or Fire & Rescue NSW shows up, they won’t just look at the tag on the reel.
They will say: “Show me your records.”
You are now legally required to keep, and be able to produce, a comprehensive “audit trail”.
- Service Reports: Detailed reports from your contractor for every visit, stating what was checked.
- Defect Logs: A record of every “defect” (critical, non-critical, or non-conformance) found during an inspection.
- Rectification Records: Proof of when those defects were fixed.
“Critical Defect” – The Two Words You Never Want to Hear
Under AS 1851, a “Critical Defect” is defined as a defect that renders the system inoperative.
- Example: You have a “Critical Defect” if the annual flow test measures 0 L/s (meaning the water is off).
- Example: You have a “Critical Defect” if the reel is completely blocked by a new, bolted-down photocopier.
This is a building-stopping problem. If your technician reports a “Critical Defect,” you can no longer sign your Annual Fire Safety Statement. You cannot legally certify that your fire systems are functional. You are in breach, and you must rectify it immediately.
A Consultant’s Final Advice | Your 2026 Action Plan
If you’re reading this in 2025, you are already behind. Here is your urgent action plan.
- Find Your Contractor (Now): Do not wait until January 2026. Fire maintenance companies are about to be inundated. Lock in a “competent person”
- Review Your Contract: Pull out your fire maintenance contract. I guarantee it says something vague like “Inspect fire hose reels.” This is no longer good enough. Your new contract must state: “All services to be conducted in accordance with all requirements of AS 1851-2012.” This transfers the procedural liability to them.
- Start Budgeting: That 5-yearly hydrostatic test is a capital expense, not an operational one.
- Create Your Logbook: Get a binder. Start filing every service report, every invoice, every defect log.
The 2026 mandate isn’t a “scare campaign.” It’s a long-overdue, black-and-white legal requirement.
“Download Your Free Building Managers Compliance Kit”
Stay Safe with Complete Fire Group
At Complete Fire Group, your safety is our top priority. Whether it’s ensuring compliance with Australian Standards or providing expert fire protection services, we’re here to support you every step of the way. Together, we can protect what matters most.
Need expert advice or assistance? Contact us today!
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