Strata buildings present a unique set of fire safety challenges that require clear roles, careful coordination and strict compliance with Australian safety standards. Whether you’re a strata manager, property owner or part of the Owners Corporation, understanding who is responsible for what can make the difference between smooth compliance and costly mistakes.

Let’s break down the essentials of fire safety in strata buildings and help you understand how responsibilities are shared.

Why Fire Safety is Crucial in Strata Buildings

Strata buildings are typically residential or mixed-use properties where ownership and decision-making responsibilities are shared among multiple parties. Fire safety is not only a legal requirement but also a fundamental responsibility to protect lives, property and community welfare.

With multiple tenants, varying access needs and high occupancy, the potential impact of a fire in strata buildings is far greater than in stand-alone properties. That’s why legislation like the Environmental Planning and Assessment Regulation 2000 exists, mandating annual fire safety statements and other ongoing responsibilities.

Owners Corporation Responsibilities

In strata buildings, the Owners Corporation (previously known as the Body Corporate) is usually the entity responsible for fire safety compliance across common property. This includes:

• Fire-rated doors in common areas like lobbies and hallways
• Fire-resistant walls, ceilings and floors
• Passive fire protection systems such as fire collars, sealants and wraps
• Fire door hardware including closers, locks, and seals

The Owners Corporation is also generally responsible for arranging fire safety inspections, engaging accredited practitioners, and submitting the Annual Fire Safety Statement (AFSS).

The Role of Strata Managers

While the legal liability in strata buildings lies with the Owners Corporation, strata managers play a pivotal role in facilitating fire safety compliance. They often act as the coordinators for:

• Booking fire door inspections and maintenance
• Storing compliance documentation and inspection reports
• Managing contractors and ensuring work is completed to code
• Ensuring that AFSS documents are prepared and submitted on time

Strata managers may also be tasked with communicating safety obligations to tenants and lot owners, which helps foster a culture of shared responsibility within strata buildings.

Fire Doors: Common Property or Lot Owner?

Understanding fire door responsibility in strata buildings can get tricky. Here’s how it usually breaks down:

• Fire doors in common areas like stairwells or corridors: Owners Corporation
• Fire doors to individual units that open to common property: Usually Owners Corporation
• Internal fire doors within a unit (like garage-to-house): Typically lot owner’s responsibility

Still, legislation can vary slightly, and it’s wise to consult your strata plan and building bylaws to confirm specifics.

Common Mistakes That Cause Compliance Failures

At Comprehensive Fire Services (CFS), we regularly encounter the same costly oversights in strata buildings. Here are the top mistakes that can lead to non-compliance:

1. Delaying inspections
   Ignoring or postponing annual inspections risks failing to meet AFSS requirements.
2. Non-compliant hardware
   Replacing door closers or seals with non-rated hardware instantly voids compliance.
3. Poor documentation
   Failing to maintain accurate records of inspections, repairs and certifications.
4. Neglecting passive fire protection
   Skipping checks around fire stopping in ceilings, risers and walls can lead to fire spreading unnoticed.
5. Hiring unlicensed contractors
   Engaging providers who aren’t properly certified can invalidate your entire safety statement.

Each of these mistakes can easily be avoided with clear procedures and the right professional support.

Fire Safety Orders: What You Need to Know

If your strata buildings are found to be non-compliant, local councils or Fire and Rescue NSW may issue a Fire Safety Order. This mandates rectification of fire safety issues within a specific timeframe. Failure to comply can lead to fines, legal action and even evacuation orders.

Being proactive with maintenance and inspections ensures you’re not caught off guard. Don’t wait for an order to act.

Key Documentation You Must Keep

Maintaining proper records is not just good practice – it’s essential in strata buildings. Make sure your Owners Corporation or strata manager is storing:

• Fire door installation certificates
• Annual Fire Safety Statements (AFSS)
• Passive fire protection records
• Inspection and maintenance logs
• Photos and reports from accredited practitioners

Having these documents ready not only keeps you compliant but also speeds up responses to council audits or insurance queries.

Choosing the Right Fire Safety Partner

Fire safety in strata buildings isn’t something you can set and forget. It requires an ongoing commitment to quality inspections, expert repairs and up-to-date documentation.

The best fire safety providers:

• Are fully licensed and insured
• Understand AS1905.1 and local council regulations
• Offer both scheduled and emergency services
• Provide clear reports, certification and guidance

Working with a dedicated provider means you’re less likely to overlook critical issues that could cost time, money or even lives.

How CFS Helps Strata Buildings Stay Safe

At Comprehensive Fire Services, we specialise in working with strata buildings across Sydney to provide reliable, compliant fire door solutions. From inspections and maintenance to full installation and passive fire stopping, our team ensures your fire safety systems are ready when it matters most.

We understand the challenges strata managers face and offer:

• Scheduled compliance checks
• Detailed reporting for AFSS
• Fast turnaround on maintenance and repairs
• Expert advice on upgrades and regulatory changes

Want peace of mind with your fire safety? Let CFS handle it.

Call us on 0418 749 488
Or Contact Us Online today.

FPAS Accreditation

FPAS Accreditation Number: F055161A

We are committed to delivering the highest level of professionalism and compliance in the fire protection industry. As part of this commitment, our team holds accreditation under the Fire Protection Accreditation Scheme (FPAS) — the national accreditation framework developed by Fire Protection Association Australia (FPA Australia).

Phone: 0418 749 488
Fax: 02 4648 5386
Email: [email protected]