Fire safety in NSW strata buildings has always been a complex space. With multiple authorities involved and a mix of legacy systems and evolving codes, owners’ corporations often struggle to understand exactly when fire upgrades are required.

Recent guidance from the NSW Government has provided much-needed clarity. These updated rules outline the conditions that make fire safety upgrades mandatory and when they are not. For strata managers, this is a chance to act with more certainty and avoid unnecessary work.

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When Are Fire Safety Upgrades Required?

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According to the Building Commission, fire upgrades become mandatory in three main situations:

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• If your building receives a Fire Safety Order from council or Fire and Rescue NSW

• If a Development Application (DA) proposes a change in use or significant alterations

• If any part of your fire safety system fails to meet the standards in the building’s fire safety schedule

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These upgrades might involve fire doors, passive fire systems, signage, penetration seals or egress paths, depending on the scope of non-compliance.

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When Are They Not Required?

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Routine maintenance or minor cosmetic upgrades do not trigger mandatory fire upgrades if the building’s existing systems are still compliant. This includes painting, fixture replacement or other works that do not impact fire systems or performance standards.

However, strata managers should be cautious. Many non-compliances only come to light during Annual Fire Safety Statement (AFSS) reviews or when a building is inspected following complaints, insurance assessments or development proposals.

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What This Means for Strata Committees

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The clarified rules give owners’ corporations more certainty. You can avoid overcommitting to unnecessary upgrades but only if you fully understand what your building’s fire safety schedule requires. And if a Fire Order is issued, delays or partial responses are no longer viable.

Strata committees must be proactive, not reactive. Being prepared with documentation, an expert team and a clear plan is essential.

> Explore Dapcor’s Fire Safety Upgrade Services

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How Dapcor Helps Navigate Fire Safety Compliance

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At Dapcor, we help strata buildings understand their real obligations. We assess what systems are in place, what’s required by your fire safety schedule and what steps are needed for compliance. For buildings under Fire Order, we work with fire engineers and certifiers to scope, plan and deliver compliant upgrades. Our team manages upgrades to passive fire systems, safe exit pathways and penetrations without disrupting residents. We also handle the coordination, compliance documentation and certification needed for AFSS or council review.

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Our goal isn’t just to upgrade buildings. It is to protect lives, ensure compliance, and preserve the building’s reputation. Fire safety upgrades are not optional extras. In an emergency, lives are at risk. These works deserve the right level of attention and investment. It is not about cutting costs at all costs. It is about balancing essential safety upgrades with other improvements, while always prioritising the wellbeing of those living in the building.

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If you’re managing a strata building in NSW, we’re here to help you understand what’s required and avoid costly missteps.

> Talk to our team about your fire schedule or Fire Order

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