Fire safety is a key responsibility for Queensland strata schemes, yet the terminology can be confusing. Two terms often used interchangeably and sometimes misunderstood are:

• Fire safety equipment testing and maintenance (Australian Standard 1851), and
• Fire safety inspections, audits and compliance under the Building Fire Safety Regulation 2008 (BFSR 2008).

While closely related, they serve different purposes.

Understanding the distinction helps bodies corporate, committees and managers better manage compliance, safety and risk.

Fire Safety Equipment Testing and Maintenance (Australian Standard 1851)

Fire safety equipment testing and maintenance refers to the routine inspection, testing and servicing of installed systems to confirm they are operating correctly in accordance with Australian Standard 1851 – (Routine Service of Fire Protection Systems and Equipment).

This work is carried out by qualified and licensed fire testing and maintenance technicians and is usually scheduled monthly, six‑monthly or annually, depending on the equipment and building type.

Common measures requiring regular testing include:

• Fire extinguishers and hose reels.
• Smoke and heat detectors.
• Emergency and exit lighting.
• Fire detection and alarm systems.
• Fire doors and fire‑rated barriers.
• Sprinkler and hydrant systems.

The purpose of testing and maintenance is to ensure systems operate as intended and to Identify damage, faults or deterioration. This will also ensure that the equipment meets minimum performance in line with Australian Standards.

Put simply, testing and maintenance focuses on keeping existing systems working and operational, so they will perform as designed in an emergency to help protect occupants and property.

Understanding Fire Safety Audits (Building Fire Safety Regulation 2008)

A fire safety audit takes a broader view. Rather than testing individual Fire Items, an audit reviews whether a building’s overall safety obligations are being met under the Building Fire Safety Regulation 2008 (Qld).

An audit typically involves a review of a sample of installed safety measures, together with the building’s approved documentation and management processes.

This may include:

• Reviewing fire equipment maintenance records, any engineering reports that relate to alternate solutions for fire safety measures onsite and the fire and evacuation plan along with the previous year’s Occupiers Statement and record of Fire Training and Evacuation Practise attendance (important note – these documents must be available for inspection on site during the audit).
• Confirming required fire and evacuation plans are current and compliant.
• Reviewing evacuation diagrams, training records and evacuation practice documentation.
• Assessing maintenance records to ensure AS 1851 servicing is being completed correctly.
• Identifying gaps, inconsistencies or non-compliance with legislative obligations.

Audits are carried out by a qualified Fire Safety Advisor who specialise in compliance assessment, not equipment servicing.

In simple terms, auditing checks whether the building is meeting its legal fire safety responsibilities.

Why Both Matter in Queensland

Regular testing and maintenance alone does not automatically mean a building is compliant.

A building may have functioning equipment but still face issues such as:

• Missing or outdated safety measures.
• Changes to building layout or use over time.
• Incomplete outdated or missing documentation.
• Fire and evacuation plan not reviewed or implemented correctly.

Likewise, an audit without ongoing testing offers limited comfort in an actual emergency, as the Queensland Fire Department (QFD) inspections typically require both.

Together, these processes support safer strata communities:

• Maintenance helps ensure systems will operate when needed.
• Auditing and compliance inspections help ensure legal obligations are being met.

Understanding how these roles differ will allow bodies corporate committees and managers to ask the right questions, engage the right professionals and take a more informed approach to managing safety risks.

Article Contributed by Kara Neale, Compliance Co-Ordinator at Strata Compliance Solutions.

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