Restoring and Protecting Buildings through Remedial Construction, Cladding Solutions and Fire Safety Compliance
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Few things create more pressure for a strata manager than a failed Annual Fire Safety Statement (AFSS). It can lead to fines, insurance complications, and urgent rectification works under tight timeframes.
From February 2026, changes to AFSS requirements in NSW significantly increase scrutiny on how fire safety compliance is assessed. While active systems such as alarms and sprinklers often receive the most attention, one of the most common reasons for AFSS failure remains largely unseen: passive fire protection.
When passive fire systems fail, AFSS compliance is immediately at risk.
Passive fire protection is designed to compartmentalise a building and slow the spread of fire and smoke between apartments, floors, and fire zones. These systems fail when fire-rated walls or slabs are compromised.
The most common cause is service penetrations.
Every time pipes, cables, or ducts pass through a fire-rated wall or slab, the fire rating must be reinstated using an approved fire-stopping system. Over time, multiple trades may access these areas, leaving penetrations unsealed, incorrectly sealed, or altered without compliant fire stopping.
These issues are often hidden in risers, ceiling spaces, or plant rooms, making them easy to overlook during routine maintenance.
The February 2026 AFSS places place stronger emphasis on accuracy, evidence, and accountability.
Under the updated approach:
Passive fire protection is particularly impacted because many defects relate to legacy penetrations created years ago and never properly certified.
If fire compartmentation cannot be confirmed as compliant, the AFSS may be rejected or issued with conditions.
Compromised passive fire systems can result in:
From February 2026, these issues are more likely to be identified during AFSS assessment, even if they have gone unnoticed in previous years.
We deliver fire upgrade works with a structured, compliance-led process that supports AFSS outcomes.
Detailed passive fire audit
Inspection of common areas, service risers, plant rooms, and penetrations through fire-rated walls and slabs to identify non-compliant or undocumented fire stopping.
Targeted rectification works
Each penetration is rectified using certified fire-stopping systems suited to the service type and substrate, reinstating the required fire rating.
Documentation and AFSS support
Clear records and certification are provided to support the Accredited Practitioner (Fire Safety) during AFSS assessment, reducing delays and uncertainty.
Fire safety upgrades in NSW now require greater technical rigour and traceability. Our work aligns with the Environmental Planning and Assessment Regulation 2021 and reflects the heightened expectations introduced in February 2026.
Dapcor’s 4.5-star iCIRT rating provides assurance that fire upgrade works are delivered by a financially stable and capable contractor with systems in place to manage compliance and risk.
Passive fire defects are rarely obvious, but they are increasingly scrutinised. Identifying and rectifying them early supports AFSS compliance, protects residents, and reduces exposure for strata managers and Owners Corporations.
Request a passive fire audit and fire upgrade consultation for your strata scheme today.
Explore our full range of fire upgrade services to support AFSS compliance.