What is AS1851?
AS1851, Routine service of fire protection systems and equipment, is the industry standard for inspecting and testing fire protection systems.
Since its initial development in 1989, AS1851 has become an essential resource for ensuring fire safety systems perform as required. The 2012 version, AS1851-2012 Amendment 1, is currently in use across Australia. In NSW, practitioners have generally followed the standard voluntarily.
What Does AS1851 Cover?
AS1851 standardises the routine maintenance of fire protection systems in buildings, including:
- Automatic Fire Sprinkler Systems
- Fire Pump Sets
- Fire Hydrant Systems
- Water Storage Tanks for Fire Protection Systems
- Fire detection and alarm systems
- Special hazard systems
- Delivery Lay Flat Fire Hose
- Fire Hose Reels
- Portable and Wheeled Fire Extinguishers
- Fire Blankets
- Passive Fire and Smoke Systems
- Fire and Smoke Control Features of Mechanical Services
- Emergency Planning in Facilities
The standard defines how often these systems should be inspected and what specific tests must be performed.
Why is AS 1851 Important?
The new regulations will provide more certainty for building owners and occupants by ensuring consistency in fire system maintenance. AS1851 helps identify:
- Critical defects: Issues that could render a system inoperative, potentially leading to loss of life or significant property damage.
- Non-critical defects: Minor issues that don’t impact system operation but must still be addressed.
- Non-conformances: Missing or incorrect features that don’t directly affect performance but are required for maintenance.
Failing to adhere to the required tests can have severe consequences. If a fire system fails during a fire, the lack of operational protection could lead to property destruction, injury, or death. Additionally, failing to follow the AS1851 routine can invalidate insurance coverage, leaving building owners financially exposed.
The NSW Government’s Move to Mandate AS1851
The decision to mandate AS1851 came out of discussions led by the Fire Safety Working Group in NSW. The state had long been the exception in not regulating fire system maintenance, allowing practitioners and clients to potentially cut corners. By adopting AS1851, NSW aims to eliminate inconsistencies and reduce the risks posed by unmaintained systems.
From February 2025, the standard will be mandatory under Section 81 of the Environmental Planning and Assessment (Development Certification and Fire Safety) Regulation 2021, ensuring all fire systems in NSW are maintained according to the best-practice standard.
Preparing for the Changes
For Building Owners: If you already maintain your systems in line with AS1851-2012, you may not need to make significant changes. However, it’s crucial to ensure that your current fire safety practitioners are applying the standard in full, including the more advanced five, ten, and twenty five-year tests. If these aren’t being done, you’ll need to update your service contracts to comply with the new regulations by February 2025.
For Practitioners: The APFS Practitioners at Form1, have thoroughly reviewed and updated practices to ensure full compliance with AS 1851. We are committed to bringing all systems up to the required standard ahead of the February 2025 deadline.
For Us: Form1 has always been dedicated to protecting your most valuable assets, your people and property. As we approach the AS 1851 changes in February 2025, we are actively preparing by educating and informing our team about the new requirements. Our commitment remains focused on delivering a safer, more consistent approach to fire protection, ensuring that buildings and their occupants are fully protected when it matters most.
The mandatory adoption of AS 1851 in NSW marks a significant step forward for fire safety standards across the state. While the new regulations may require some increased investment and responsibilities for service providers, practitioners, and building owners, the long-term advantages—enhanced safety, reduced fire risks, and potentially lower insurance premiums—clearly outweigh the initial challenges.
